7819 Summit View Dr · McCloud, CA 96057

$299,000

2 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 60 Days on market

Built 1997 2.60 ac lot Est $376k · 20% under

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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 +14.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

$20,000 price improvement! Escape to this cozy off-grid 2 bed, 2 bath Lindal Cedar Homes cabin nestled in the serene Mt. Shasta Forest Subdivision. Set on a beautifully cleared and maintained 2.6-acre lot, this property offers peace, privacy, and mountain charm. The inviting cabin features soaring vaulted ceilings, a bright open floor plan, and tall gable windows that frame stunning views of the surrounding forest. Warm, rustic design elements blend with modern comforts. This property is set up perfectly with sustainability in mind featuring an energy system built around a solar array, with installation of a new inverter and Lithium Batteries in 2025 that combine with a high-quality and hi

Key facts

• Finished bonus room
• Expansive decks
• Solar array

Tags

• 2.6-ACRE LOT
• SOLAR ARRAY
• WOOD-HEATED HOT TUB
• EXPANSIVE DECKS
• FINISHED BONUS ROOM

Property features AI

Finance

• HOA & community: Located in the Mount Shasta Forest subdivision

Exterior

• Parking: 2-car garage
• Utilities: Private well water; Septic tank sewer; Propane service
• Home design: Single-family residence; Two-story
• Construction: Wood siding construction; Composition roof
• Exterior features: Deck; Lot roughly 224' x 477' (about 2.6 acres); Zoning: RRB

Interior

• Kitchen: Microwave; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Interior features: Gas fireplace in the living room; Deck access from the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $67 ($806/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 $247k (17.5% below list).
• Recommended offer: $247k (17.5% 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.
• Zoned schools: Mccloud Elementary (math 24% / reading 34%, grade F, #856 of 1,571 statewide, top 57%, 48 students, 79% FRL); Mccloud High (10 students, 50% FRL) — zoned schools average 65% FRL vs 12% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 50 units permitted in Siskiyou County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $260k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,609 (17.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $375,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8075 Summit View Dr	0.27mi	2/1.0	1,087 (-0%)	11mo	$374,000	$344	74

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $167,045
• Equity at exit: $269,363

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $488,404
• Equity at exit: $580,891

Cash invested: $83,720 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,466 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $67

Break-even live

Break-even rent $2,381

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $236	-5% $152	+0% $67	+5% $-17	+10% $-102
Rent	-10% $-128	-5% $-30	+0% $67	+5% $165	+10% $262
Rate	-1.0pp $218	-0.5pp $143	base $67	+0.5pp $-10	+1.0pp $-89

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $299,000 Pending 60 DOM
2. 2026-06-04
   days on market $299,000 Active 59 DOM
3. 2026-06-02
   days on market $299,000 Active 58 DOM
4. 2026-06-01
   days on market $299,000 Active 57 DOM
5. 2026-05-31
   days on market $299,000 Active 56 DOM
6. 2026-05-31
   days on market $299,000 Active 55 DOM
7. 2026-05-16
   price $299,000
8. 2026-04-05
   listed $319,000 Active
9. 2025-08-24
   price $319,000
10. 2025-06-06
    price $345,000
11. 2005-06-28
    soldstatus $260,000

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$11/yr (+$1/mo · 0.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $29,593
• − Mortgage interest: −$16,749
• − Property taxes: −$2,262
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$8,698
• Taxable loss: −$4,345
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $1,849/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

• 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

+15.0% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $299,000 SMLS
• 2026-04-05 Listed $319,000 SMLS
• 2025-08-24 Price Changed $319,000 SMLS
• 2025-06-06 Price Changed $345,000 SMLS
• 2005-06-28 Sold (Public Records) $260,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,262 · -3.0% YoY. Source: county tax records.