441 Tucci Ave · McCloud, CA 96057

$359,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 2 Days on market

Built 1946 0.37 ac lot Est $295k · 22% over

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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).

• Cash flow +20.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Super cute, light and bright turn-key 3Br/2Ba home is ready for you to move in! A rare find in McCloud, this single story, 1224 sq. ft. home has been completely remodeled, and sits on a huge (almost ½ ac. ) partially fenced lot! The floor plan is excellent with an open kitchen/living room, beautiful laminate flooring, and large bedrooms. Kitchen is extremely spacious at 15' x 13' and features plenty of lovely cabinets, plus a large pantry. Bathrooms feature tile floors and granite counters. There's a whole house fan to keep you comfortable and save your roof in summer, a brand-new trex-type deck in the fenced backyard (with partial overhead cover for year-round barbecues), a covered front porch, lawns in front and back yard, and a detached storage shed. The large lot could be utilized for a detached garage, the shop of your dreams, or a vegetable garden / fruit orchard. Peek-a-boo view of Mt Shasta from the deck and back-yard.

Key facts

• Two-bay metal garage
• Entertainment area
• Private en-suite

Tags

• PRIVATE EN-SUITE
• UPDATED FLOORING
• REFRESHED KITCHEN
• TWO-BAY METAL GARAGE
• OVERSIZED ROLL-UP DOORS
• ENTERTAINMENT AREA

Property features AI

Finance

• Other: Zoning: R-1

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Public water
• Home design: Single family residence; Single-story
• Construction: Composition roof
• Exterior features: Garden; Patio; Wood fencing; Shed(s); Workshop; Satellite dish

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Wall/window air conditioning unit
• Interior features: Pantry; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (2.5% below list).
• Recommended offer: $350k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#636 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Siskiyou Union High (rural): math 25% / reading 55% proficiency, ranked #763 of 1,400 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 50 units permitted in Siskiyou County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Siskiyou County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $210k; list at $359k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (2.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $294,512
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Hennessey Way	0.02mi	3/2.0	1,348 (+7%)	8mo	$272,500	$202	82
521 Broadway Avenue Ave	0.29mi	2/2.0 (-1)	1,150 (-9%)	13mo	$265,000	$230	56
616 #26 E Colombero Dr	0.46mi	3/2.0	1,440 (+14%)	2mo	$29,000	$20	54
429 Grove Ave	0.69mi	3/2.0	1,200 (-5%)	8mo	$280,000	$233	53
540 Broadway Ave	0.30mi	3/1.5	1,440 (+14%)	11mo	$425,000	$295	52
221 Shasta Ave	0.69mi	3/2.0	1,320 (+4%)	15mo	$375,000	$284	48
520 Quincy Ave	0.23mi	3/1.0	1,428 (+13%)	22mo	$342,500	$240	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $218,093
• Equity at exit: $323,416

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $624,525
• Equity at exit: $697,458

Cash invested: $100,520 (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 96057

• Active inventory: 135
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$150
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $354

Break-even live

Break-even rent $3,052

Max offer price $359,000

Occupancy floor 85%

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Shasta Ave McCloud, CA	3.0	2.0	1344	$3,500	$2.60	13d	1	0.75mi

Listing history 27 events

1. 2026-06-19
   days on market $359,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricedays on marketlisting id $359,000 Active 1 DOM
4. 2026-06-17
   days on market $375,000 Active 182 DOM
5. 2026-06-16
   days on market $375,000 Active 181 DOM
6. 2026-06-15
   days on market $375,000 Active 180 DOM
7. 2026-06-14
   days on market $375,000 Active 178 DOM
8. 2026-06-12
   days on market $375,000 Active 177 DOM
9. 2026-06-09
   days on market $375,000 Active 174 DOM
10. 2026-06-08
    days on market $375,000 Active 173 DOM
11. 2026-06-07
    days on market $375,000 Active 172 DOM
12. 2026-06-07
    days on market $375,000 Active 171 DOM
13. 2026-06-04
    days on market $375,000 Active 168 DOM
14. 2026-06-02
    days on market $375,000 Active 167 DOM
15. 2026-06-01
    days on market $375,000 Active 166 DOM
16. 2026-05-31
    days on market $375,000 Active 165 DOM
17. 2026-05-31
    days on market $375,000 Active 164 DOM
18. 2025-12-17
    listed $375,000 Active
19. 2016-04-27
    soldstatus $210,000

    Show marketing remark (949 chars)

    Super cute, light and bright turn-key 3Br/2Ba home is ready for you to move in! A rare find in McCloud, this single story, 1224 sq. ft. home has been completely remodeled, and sits on a huge (almost ½ ac. ) partially fenced lot! The floor plan is excellent with an open kitchen/living room, beautiful laminate flooring, and large bedrooms. Kitchen is extremely spacious at 15' x 13' and features plenty of lovely cabinets, plus a large pantry. Bathrooms feature tile floors and granite counters. There's a whole house fan to keep you comfortable and save your roof in summer, a brand-new trex-type deck in the fenced backyard (with partial overhead cover for year-round barbecues), a covered front porch, lawns in front and back yard, and a detached storage shed. The large lot could be utilized for a detached garage, the shop of your dreams, or a vegetable garden / fruit orchard. Peek-a-boo view of Mt Shasta from the deck and back-yard.

20. 2016-04-27
    soldstatus $210,000 949-char remark

    Show marketing remark (949 chars)

    Super cute, light and bright turn-key 3Br/2Ba home is ready for you to move in! A rare find in McCloud, this single story, 1224 sq. ft. home has been completely remodeled, and sits on a huge (almost ½ ac. ) partially fenced lot! The floor plan is excellent with an open kitchen/living room, beautiful laminate flooring, and large bedrooms. Kitchen is extremely spacious at 15' x 13' and features plenty of lovely cabinets, plus a large pantry. Bathrooms feature tile floors and granite counters. There's a whole house fan to keep you comfortable and save your roof in summer, a brand-new trex-type deck in the fenced backyard (with partial overhead cover for year-round barbecues), a covered front porch, lawns in front and back yard, and a detached storage shed. The large lot could be utilized for a detached garage, the shop of your dreams, or a vegetable garden / fruit orchard. Peek-a-boo view of Mt Shasta from the deck and back-yard.

21. 2016-03-11
    listed $224,900 949-char remark

    Show marketing remark (949 chars)

    Super cute, light and bright turn-key 3Br/2Ba home is ready for you to move in! A rare find in McCloud, this single story, 1224 sq. ft. home has been completely remodeled, and sits on a huge (almost ½ ac. ) partially fenced lot! The floor plan is excellent with an open kitchen/living room, beautiful laminate flooring, and large bedrooms. Kitchen is extremely spacious at 15' x 13' and features plenty of lovely cabinets, plus a large pantry. Bathrooms feature tile floors and granite counters. There's a whole house fan to keep you comfortable and save your roof in summer, a brand-new trex-type deck in the fenced backyard (with partial overhead cover for year-round barbecues), a covered front porch, lawns in front and back yard, and a detached storage shed. The large lot could be utilized for a detached garage, the shop of your dreams, or a vegetable garden / fruit orchard. Peek-a-boo view of Mt Shasta from the deck and back-yard.

22. 2014-12-12
    soldstatus $170,000

    Show marketing remark (250 chars)

    This is a very nicely remodeled home on a large lot! The back yard has a good view of Mt. Shasta. Lots of nice upgrades with room for expansion. Located on a nice street that is close to downtown and all the recreation that McCloud area has to offer!

23. 2014-12-12
    soldstatus $170,000 250-char remark

    Show marketing remark (250 chars)

    This is a very nicely remodeled home on a large lot! The back yard has a good view of Mt. Shasta. Lots of nice upgrades with room for expansion. Located on a nice street that is close to downtown and all the recreation that McCloud area has to offer!

24. 2014-03-20
    listed $176,900 250-char remark

    Show marketing remark (250 chars)

    This is a very nicely remodeled home on a large lot! The back yard has a good view of Mt. Shasta. Lots of nice upgrades with room for expansion. Located on a nice street that is close to downtown and all the recreation that McCloud area has to offer!

25. 2003-08-22
    soldstatus $189,000
26. 1995-03-29
    soldstatus $38,500
27. 1994-08-24
    soldstatus $34,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,075 · $256/mo
• Projected year-2 tax: $3,075 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$20,110
• − Property taxes: −$3,075
• − Insurance: −$3,262
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,444
• Taxable loss: −$1,611
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $4,638/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: Siskiyou Union High
• NCES district ID: 0636940
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $39,293
• Composite: 35.84/100
• National rank: #9605
• State rank: #763 of 1400 in CA

Livability — McCloud

• Score: 59/100
• State rank: #636
• US rank: #20040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCloud, CA
• Population (ZIP): 1,076

Population outlook (Siskiyou County) Hauer SSP2

• Today (2025): 39,337 people
• By 2030: 36,930 · -6.1%
• By 2040: 32,367 · -17.7%
• By 2050: 29,030 · -26.2%
• By 2075: 23,534 · -40.2%
• By 2100: 19,312 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 6% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Russian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Siskiyou

• 2024 margin: R (+19.2) · D 38.8% · R 58.0% · Other 3.2%
• 2008→2024 swing: -8.8pp toward R · 2008: -10.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+15.8 2016: R+20.7 2012: R+15.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 147.64%
• Current HPI: 490.68
• 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

+1002.9% since first listed

10 events — show timeline

• 2025-12-17 Listed $375,000 SMLS
• 2016-04-27 Sold (Public Records) $210,000 Public Records
• 2016-04-27 Sold (MLS) $210,000 SMLS
• 2016-03-11 Listed $224,900 SMLS
• 2014-12-12 Sold (Public Records) $170,000 Public Records
• 2014-12-12 Sold (MLS) $170,000 SMLS
• 2014-03-20 Listed $176,900 SMLS
• 2003-08-22 Sold (Public Records) $189,000 Public Records
• 1995-03-29 Sold (Public Records) $38,500 Public Records
• 1994-08-24 Sold (Public Records) $34,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,075 · +1.6% YoY. Source: county tax records.