5701 live oak #64 · Kelseyville, CA 95451

$48,000

1 bd · 1.0 ba · 700 sqft · Manufactured · 175 Days on market

Built 1979 $69/sqft · 127% above area

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Why this score? — see what drove the B- 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Senior Park close to downtown main street. Home is on a large lot, private and move in ready.

Key facts

• Large lot
• Private
• Move in ready

Tags

• LARGE LOT
• PRIVATE
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.4% vs local median 2.2% in Kelseyville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 51/100 on livability (#1,059 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: health & safety C-, cost of living D+, schools F.
• Kelseyville Unified (town): math 18% / reading 33% proficiency, ranked #1,150 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 268 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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.
8. 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.
9. 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: 3.10% ✓
• Cap rate: 27.37%
• Cash-on-cash: 75.29%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (median comp): $21,133
• List price: $48,000
• Delta: 127.14%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5495 5th St #4	0.11mi	2/1.0 (+1)	720 (+3%)	9mo	$16,900	$23	78
5495 5th St #13	0.11mi	2/1.0 (+1)	720 (+3%)	9mo	$26,000	$36	78
5701 Live Oak Dr #78	0.00mi	2/1.0 (+1)	750 (+7%)	12mo	$53,000	$71	73
5495 5th St #7	0.11mi	2/1.0 (+1)	720 (+3%)	16mo	$19,000	$26	72
5495 5th St #8	0.11mi	2/1.0 (+1)	720 (+3%)	17mo	$19,500	$27	71
5701 Live Oak #47	0.09mi	2/1.0 (+1)	750 (+7%)	16mo	$14,000	$19	65
5701 Live Oak Dr #21	0.00mi	2/1.0 (+1)	650 (-7%)	22mo	$52,000	$80	64
5495 5th St #28	0.11mi	2/2.0 (+1)	720 (+3%)	23mo	$25,000	$35	62
5495 5th St #27	0.11mi	2/1.0 (+1)	780 (+11%)	19mo	$14,000	$18	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 68.9%
• Equity multiple: 4.11×
• Total profit: $41,759
• Equity at exit: $7,157

10-year hold

• IRR: 73.0%
• Equity multiple: 8.46×
• Total profit: $100,327
• Equity at exit: $4,150

Cash invested: $13,440 (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 95451

• Active inventory: 268
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $777

Break-even live

Break-even rent $504

Max offer price $48,000

Occupancy floor 43%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $48,000 Active 175 DOM
2. 2026-06-18
   days on market $48,000 Active 174 DOM
3. 2026-06-17
   days on market $48,000 Active 173 DOM
4. 2026-06-16
   days on market $48,000 Active 172 DOM
5. 2026-06-15
   days on market $48,000 Active 171 DOM
6. 2026-06-14
   days on market $48,000 Active 169 DOM
7. 2026-06-12
   days on market $48,000 Active 168 DOM
8. 2026-06-09
   days on market $48,000 Active 165 DOM
9. 2026-06-08
   days on market $48,000 Active 164 DOM
10. 2026-06-07
    days on market $48,000 Active 163 DOM
11. 2026-06-07
    days on market $48,000 Active 162 DOM
12. 2026-06-03
    days on market $48,000 Active 159 DOM
13. 2026-06-02
    days on market $48,000 Active 158 DOM
14. 2026-06-01
    days on market $48,000 Active 157 DOM
15. 2026-05-31
    days on market $48,000 Active 156 DOM
16. 2026-05-30
    days on market $48,000 Active 155 DOM
17. 2026-05-05
    price $48,000 93-char remark

    Show marketing remark (93 chars)

    Senior Park close to downtown main street. Home is on a large lot, private and move in ready.

18. 2025-12-26
    listed $49,000 Active 93-char remark

    Show marketing remark (93 chars)

    Senior Park close to downtown main street. Home is on a large lot, private and move in ready.

19. 2023-05-30
    soldstatus $42,000 Closed Sale 605-char remark

    Show marketing remark (605 chars)

    EXCELLENT LOCATION ! This recently remodeled home sits on an unusually large corner not that provides more space for parking and even room for a vegetable garden. This home has new flooring throughout , new kitchen counter tops and the bathroom has an accessible step in shower with grab bars. The washer and dryer , 2 room air conditioners and a newer shed are included in the sale . This home is also served by an evaporative cooling system . Please see the Idle Wheels Park information package . Owner will not be able to respond to offers without park managers approval and proof of funds to purchase.

20. 2023-05-11
    historical Active Under Contract 605-char remark

    Show marketing remark (605 chars)

    EXCELLENT LOCATION ! This recently remodeled home sits on an unusually large corner not that provides more space for parking and even room for a vegetable garden. This home has new flooring throughout , new kitchen counter tops and the bathroom has an accessible step in shower with grab bars. The washer and dryer , 2 room air conditioners and a newer shed are included in the sale . This home is also served by an evaporative cooling system . Please see the Idle Wheels Park information package . Owner will not be able to respond to offers without park managers approval and proof of funds to purchase.

21. 2023-04-24
    price $42,000 605-char remark

    Show marketing remark (605 chars)

    EXCELLENT LOCATION ! This recently remodeled home sits on an unusually large corner not that provides more space for parking and even room for a vegetable garden. This home has new flooring throughout , new kitchen counter tops and the bathroom has an accessible step in shower with grab bars. The washer and dryer , 2 room air conditioners and a newer shed are included in the sale . This home is also served by an evaporative cooling system . Please see the Idle Wheels Park information package . Owner will not be able to respond to offers without park managers approval and proof of funds to purchase.

22. 2023-04-06
    listed $52,000 Active 605-char remark

    Show marketing remark (605 chars)

    EXCELLENT LOCATION ! This recently remodeled home sits on an unusually large corner not that provides more space for parking and even room for a vegetable garden. This home has new flooring throughout , new kitchen counter tops and the bathroom has an accessible step in shower with grab bars. The washer and dryer , 2 room air conditioners and a newer shed are included in the sale . This home is also served by an evaporative cooling system . Please see the Idle Wheels Park information package . Owner will not be able to respond to offers without park managers approval and proof of funds to purchase.

23. 2019-03-13
    soldstatus $21,000 Closed Sale
24. 2019-02-21
    status Pending Sale
25. 2019-01-30
    listed $22,000 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,848
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$1,396
• Taxable income: $9,149
• Est. tax owed @ 24.0%: −$2,196
• After-tax cash flow: $7,126/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: Kelseyville Unified
• NCES district ID: 0619320
• Math proficiency: 18% ▼ -1.00%
• Reading proficiency: 33% ▲ 4.00%
• Median HH income: $47,210
• Composite: 25.19/100
• National rank: #12920
• State rank: #1150 of 1400 in CA

Livability — Kelseyville

• Score: 51/100
• State rank: #1059
• US rank: #25219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kelseyville, CA
• County: Lake County · 24,333 people
• City population: 12,592
• Metro: Clearlake, CA
• Population (ZIP): 12,592
• Household income: $62,568
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 194.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 38% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 3% Slovak 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 71% English-only · Spanish 28% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.45%
• Current HPI: 168.6995
• Rent YoY: —
• Metro: Clearlake, CA
• 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

+118.2% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $48,000 CRMLS
• 2025-12-26 Listed $49,000 CRMLS
• 2023-05-30 Sold (MLS) $42,000 CRMLS
• 2023-05-11 Contingent — CRMLS
• 2023-04-24 Price Changed $42,000 CRMLS
• 2023-04-06 Listed $52,000 CRMLS
• 2019-03-13 Sold (MLS) $21,000 CRMLS
• 2019-02-21 Pending — CRMLS
• 2019-01-30 Listed $22,000 CRMLS