141 Wallen Ranch Rd · Trinity Village, CA 95527

$130,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily · 55 Days on market

Built 1960 2.36 ac lot Est $192k · 32% under ↓ 56% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Appreciation +4.1/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Accepted contingent offer; continue to show. Accepting back up offers. Are you dreaming of a cabin in the woods. .. .or three? Hawkin's Creek runs through this 2.36 acre property with tons of possibility. Three structures, vast rock gardens and a large garden/pasture across the bridge. Fruit trees, kiwi vines, berries, you name it! The original 1300ft2 main house is currently under renovation with a covered porch out back right on the creek. The 800ft2 cabin uphill is framed, sided, wired and has a metal roof. It has the potential to be a 2bd/1b with a large covered porch out front and a smaller porch out back. The 700ft2 studio cabin is ready to move in today and has some unique finishes and attached single garage. Sale is AS IS. Bring your homesteading or rental visions to life!

Key facts

• Mini farmstead
• Remodeled main home
• Fruit trees

Tags

• MINI FARMSTEAD
• REMODELED MAIN HOME
• FENCED GARDEN AREA
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (10.3% below list).
• Recommended offer: $117k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#1,153 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, schools D, crime D-.
• Burnt Ranch Elementary (rural): math 40% / reading 50% proficiency, ranked #614 of 1,400 in CA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trinity County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $69k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 9→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,556 (10.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $192,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Flame Tree Rd	0.52mi	2/1.0	1,350 (+4%)	9mo	$200,000	$148	58
50 Flame Tree Rd	0.52mi	2/1.0	1,350 (+4%)	9mo	$200,000	$148	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.51×
• Total profit: $-17,766
• Equity at exit: $25,910

10-year hold

• IRR: -4.6%
• Equity multiple: 0.63×
• Total profit: $-13,454
• Equity at exit: $22,776

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95527

• Home prices YoY: -2.1%
• Active inventory: 22
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-45

Break-even live

Break-even rent $1,223

Max offer price $123,425

Occupancy floor 99%

Sensitivity live

Price	-10% $44	-5% $-1	+0% $-45	+5% $-90	+10% $-135
Rent	-10% $-138	-5% $-91	+0% $-45	+5% $1	+10% $47
Rate	-1.0pp $20	-0.5pp $-12	base $-45	+0.5pp $-79	+1.0pp $-113

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-03-28
   status Pending
2. 2026-03-24
   price $130,000
3. 2026-03-21
   price $150,000
4. 2026-03-04
   price $175,000
5. 2026-01-30
   listed $199,000 Active
6. 2024-09-04
   historical 791-char remark

   Show marketing remark (791 chars)

   Accepted contingent offer; continue to show. Accepting back up offers. Are you dreaming of a cabin in the woods. .. .or three? Hawkin's Creek runs through this 2.36 acre property with tons of possibility. Three structures, vast rock gardens and a large garden/pasture across the bridge. Fruit trees, kiwi vines, berries, you name it! The original 1300ft2 main house is currently under renovation with a covered porch out back right on the creek. The 800ft2 cabin uphill is framed, sided, wired and has a metal roof. It has the potential to be a 2bd/1b with a large covered porch out front and a smaller porch out back. The 700ft2 studio cabin is ready to move in today and has some unique finishes and attached single garage. Sale is AS IS. Bring your homesteading or rental visions to life!

7. 2024-09-03
   soldstatus $165,000 Closed 791-char remark

   Show marketing remark (791 chars)

   Accepted contingent offer; continue to show. Accepting back up offers. Are you dreaming of a cabin in the woods. .. .or three? Hawkin's Creek runs through this 2.36 acre property with tons of possibility. Three structures, vast rock gardens and a large garden/pasture across the bridge. Fruit trees, kiwi vines, berries, you name it! The original 1300ft2 main house is currently under renovation with a covered porch out back right on the creek. The 800ft2 cabin uphill is framed, sided, wired and has a metal roof. It has the potential to be a 2bd/1b with a large covered porch out front and a smaller porch out back. The 700ft2 studio cabin is ready to move in today and has some unique finishes and attached single garage. Sale is AS IS. Bring your homesteading or rental visions to life!

8. 2024-07-26
   status Pending 791-char remark

   Show marketing remark (791 chars)

   Accepted contingent offer; continue to show. Accepting back up offers. Are you dreaming of a cabin in the woods. .. .or three? Hawkin's Creek runs through this 2.36 acre property with tons of possibility. Three structures, vast rock gardens and a large garden/pasture across the bridge. Fruit trees, kiwi vines, berries, you name it! The original 1300ft2 main house is currently under renovation with a covered porch out back right on the creek. The 800ft2 cabin uphill is framed, sided, wired and has a metal roof. It has the potential to be a 2bd/1b with a large covered porch out front and a smaller porch out back. The 700ft2 studio cabin is ready to move in today and has some unique finishes and attached single garage. Sale is AS IS. Bring your homesteading or rental visions to life!

9. 2024-02-24
   price $165,000 791-char remark

   Show marketing remark (791 chars)

   Accepted contingent offer; continue to show. Accepting back up offers. Are you dreaming of a cabin in the woods. .. .or three? Hawkin's Creek runs through this 2.36 acre property with tons of possibility. Three structures, vast rock gardens and a large garden/pasture across the bridge. Fruit trees, kiwi vines, berries, you name it! The original 1300ft2 main house is currently under renovation with a covered porch out back right on the creek. The 800ft2 cabin uphill is framed, sided, wired and has a metal roof. It has the potential to be a 2bd/1b with a large covered porch out front and a smaller porch out back. The 700ft2 studio cabin is ready to move in today and has some unique finishes and attached single garage. Sale is AS IS. Bring your homesteading or rental visions to life!

10. 2023-11-21
    listed $235,000 Active 791-char remark

    Show marketing remark (791 chars)

    Accepted contingent offer; continue to show. Accepting back up offers. Are you dreaming of a cabin in the woods. .. .or three? Hawkin's Creek runs through this 2.36 acre property with tons of possibility. Three structures, vast rock gardens and a large garden/pasture across the bridge. Fruit trees, kiwi vines, berries, you name it! The original 1300ft2 main house is currently under renovation with a covered porch out back right on the creek. The 800ft2 cabin uphill is framed, sided, wired and has a metal roof. It has the potential to be a 2bd/1b with a large covered porch out front and a smaller porch out back. The 700ft2 studio cabin is ready to move in today and has some unique finishes and attached single garage. Sale is AS IS. Bring your homesteading or rental visions to life!

11. 2023-06-13
    listed $295,000 Active
12. 2023-06-13
    listed $295,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 9 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,987
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$1,464
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,782
• Taxable loss: −$2,729
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $110/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Burnt Ranch Elementary
• NCES district ID: 0606510
• Math proficiency: 40% ▲ 20.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $37,482
• Composite: 39.65/100
• National rank: #8040
• State rank: #614 of 1400 in CA

Livability — Trinity Village

• Score: 49/100
• State rank: #1153
• US rank: #25801

Category grades

Amenities F Commute F Cost of living F Crime D- Employment D- Housing F Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trinity Village, CA
• Population (ZIP): 708

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 11,337 people
• By 2030: 10,349 · -8.7%
• By 2040: 8,518 · -24.9%
• By 2050: 7,084 · -37.5%
• By 2075: 4,693 · -58.6%
• By 2100: 2,894 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Native American 11% Two or more races 2%
• Common ancestry: Portuguese 4% Lithuanian 2% Serbian 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Indo-European 3%

Political lean MEDSL · Trinity

• 2024 margin: Lean R (+9.4) · D 43.4% · R 52.8% · Other 3.8%
• 2008→2024 swing: -14.0pp toward R · 2008: 4.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.4 2016: R+11.3 2012: R+1.1 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.89%
• Current HPI: 86.6321
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-55.9% since first listed

12 events — show timeline

• 2026-03-28 Pending — HAR
• 2026-03-24 Price Changed $130,000 HAR
• 2026-03-21 Price Changed $150,000 HAR
• 2026-03-04 Price Changed $175,000 HAR
• 2026-01-30 Listed $199,000 HAR
• 2024-09-04 Delisted — HAR
• 2024-09-03 Sold (MLS) $165,000 HAR
• 2024-07-26 Pending — HAR
• 2024-02-24 Price Changed $165,000 HAR
• 2023-11-21 Listed $235,000 HAR
• 2023-06-13 Listed $295,000 HAR
• 2023-06-13 Listed $295,000 Trinity AOR