10498 Redwood Rd · Cobb, CA 95426

$250,000

1 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 12 Days on market

Built 1966 7,841 sqft lot Est $301k · 17% 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).

• Cash flow +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Appreciation +4.7/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Loch Lomond vacation home with additional cottage. Needs some work but priced right. Live in one and rent the other. Close to Loch Lomond pool and restaurant.

Key facts

• 7,841 sq ft lot
• Built 1966
• Listed 11 days

Property features AI

Exterior

• Parking: Driveway-level parking; Attached carport
• Utilities: Septic tank
• Home design: Cabin-style property; Single-story; Property includes an accessory dwelling unit (ADU); total of 2 units; Has a view
• Construction: Guest house on the property
• Exterior features: Corner lot; Lot level with street; Flat/level lot; Recreational community features nearby including watersports, golf, biking, hiking, access to BLM/National Forest and a lake; No pool

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Wood stove heating; Baseboard heating
• Interior features: One-level layout; All bedrooms on the main level; Living room; Entry from the carport; Has fireplace in the living room; Main level includes 2 bathrooms
• Laundry & utility: Indoor laundry with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $204k (18.3% below list).
• Recommended offer: $204k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Cobb — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#589 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: health & safety C-, crime F, amenities 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: 65 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $147 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $204,299 (18.3% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $301,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12236 Western Pne	0.43mi	2/2.0 (+1)	950 (-7%)	2mo	$279,000	$294	57

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

Projected returns pro-forma

-0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.88×
• Total profit: $-8,125
• Equity at exit: $64,787

10-year hold

• IRR: 3.7%
• Equity multiple: 1.37×
• Total profit: $25,783
• Equity at exit: $71,892

Cash invested: $70,000 (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 95426

• Home prices YoY: -0.4%
• Active inventory: 65
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $104

Break-even live

Break-even rent $1,911

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $250,000 Coming Soon 12 DOM
2. 2026-06-18
   days on market $250,000 Coming Soon 11 DOM
3. 2026-06-17
   days on market $250,000 Coming Soon 10 DOM
4. 2026-06-16
   days on market $250,000 Coming Soon 9 DOM
5. 2026-06-15
   days on market $250,000 Coming Soon 8 DOM
6. 2026-06-14
   days on market $250,000 Coming Soon 6 DOM
7. 2026-06-12
   days on market $250,000 Coming Soon 5 DOM
8. 2026-06-09
   days on market $250,000 Coming Soon 2 DOM
9. 2026-06-07
   remarks 158-char remark
10. 2026-06-07
    listed $250,000 Coming Soon 1 DOM

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$764/yr (+$64/mo · 67.2%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,516
• − Mortgage interest: −$14,004
• − Property taxes: −$1,136
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$7,273
• Taxable loss: −$3,070
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $1,986/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 — Cobb

• Score: 60/100
• State rank: #589
• US rank: #19147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,265
• Population (ZIP): 1,265

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: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Iranian 4% Italian 2%
• Foreign-born: 5%
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 3%

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: ▼ -0.63%
• Current HPI: 145.2378
• 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

1 event — show timeline

• 2026-06-07 Coming Soon $250,000 CRMLS

Property tax history

+3.4%/yr

Latest (2025): $1,136 · +1.9% YoY. Source: county tax records.