5469 Akrich St · Shasta Lake, CA 96019

$170,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 10 Days on market

Built 1957 0.47 ac lot Est $284k · 40% under ↓ 6% 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).

• Cash flow +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on just under a half acre lot, this 3-bedroom home offers approximately 1,064 square feet of living space, a large front porch, and a functional layout. This home is ready for your personal touches and updates. With a little work and vision, it presents a great opportunity to refresh and make it your own while adding value over time.

Key facts

• Large front porch
• Half acre lot
• Functional layout

Tags

• HALF ACRE LOT
• LARGE FRONT PORCH
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.6% vs local median 3.8% in Shasta Lake — 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 65/100 on livability (#399 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A; Watch: employment C-, schools D-, crime F.
• Gateway Unified (suburban): math 25% / reading 35% proficiency, ranked #355 of 517 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Shasta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $284,088
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5469 Akrich St	0.00mi	3/1.0	1,064 (0%)	0mo	$170,500	$160	100
5204 Akrich St	0.27mi	3/2.0	1,000 (-6%)	23mo	$240,000	$240	54
2749 Marilyn Ave	0.28mi	4/2.0 (+1)	1,020 (-4%)	23mo	$305,000	$299	52
5212 Akrich St	0.25mi	2/2.0 (-1)	1,000 (-6%)	24mo	$280,000	$280	50
2356 Smith St	0.71mi	2/1.0 (-1)	1,050 (-1%)	22mo	$200,000	$190	41
2933 Oak St	0.63mi	2/1.0 (-1)	944 (-11%)	9mo	$252,000	$267	40

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-6,381
• Equity at exit: $25,348

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $21,543
• Equity at exit: $14,698

Cash invested: $47,600 (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 96019

• Active inventory: 93
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $333

Break-even live

Break-even rent $1,317

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $429	-5% $381	+0% $333	+5% $285	+10% $237
Rent	-10% $196	-5% $265	+0% $333	+5% $402	+10% $471
Rate	-1.0pp $419	-0.5pp $376	base $333	+0.5pp $289	+1.0pp $244

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1840 Grand Coulee Blvd Shasta Lake, CA	3.0	1.0	1344	$1,850	$1.38	44d	1	1.03mi
1833 Oregon St Shasta Lake, CA	3.0	2.0	1292	$1,850	$1.43	13d	1	1.03mi
1707 Grand Coulee Blvd Unit B Shasta Lake, CA	2.0	1.0	800	$1,459	$1.82	13d	1	1.14mi
4325 Fort Peck St Shasta Lake, CA	2.0	1.0	864	$1,600	$1.85	13d	1	1.42mi

Listing history 5 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-23
   price $170,000
4. 2026-04-20
   status Pending
5. 2026-04-13
   listed $180,000 Active

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$354/yr (+$30/mo · 37.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 45 unhealthy d/yr today · 48 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,866
• − Mortgage interest: −$9,523
• − Property taxes: −$938
• − Insurance: −$850
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,945
• Taxable income: $1,272
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,693/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: Gateway Unified
• NCES district ID: 0614950
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $41,888
• Composite: 25.39/100
• National rank: #7465
• State rank: #355 of 517 in CA

Livability — Shasta Lake

• Score: 65/100
• State rank: #399
• US rank: #13546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shasta Lake, CA
• County: Shasta County · 147,641 people
• City population: 10,350
• Metro: Redding, CA
• Population (ZIP): 10,350
• Household income: $67,446
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 260.0

Population outlook (Shasta County) Hauer SSP2

• Today (2025): 179,231 people
• By 2030: 176,953 · -1.3%
• By 2040: 169,982 · -5.2%
• By 2050: 162,547 · -9.3%
• By 2075: 145,649 · -18.7%
• By 2100: 123,025 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Russian 4% Romanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Shasta

• 2024 margin: Solid R (+36.5) · D 30.5% · R 67.0% · Other 2.5%
• 2008→2024 swing: -10.7pp toward R · 2008: -25.8pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+33.1 2016: R+37.4 2012: R+30.3 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.66%
• Current HPI: 170.6085
• Rent YoY: —
• Metro: Redding, 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

-5.6% since first listed

5 events — show timeline

• 2026-04-26 Pending — SAOR
• 2026-04-23 Relisted — SAOR
• 2026-04-23 Price Changed $170,000 SAOR
• 2026-04-20 Pending — SAOR
• 2026-04-13 Listed $180,000 SAOR

Property tax history

+5.3%/yr

Latest (2025): $938 · +5.3% YoY. Source: county tax records.