2121 Tanager Ln · Mount Shasta, CA 96067

$550,000

2 bd · 2.0 ba · 2,742 sqft · SingleFamily public records · 46 Days on market

Built 1988 0.80 ac lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 2121 Tanager Lane! Nestled in the Timber Hills Subdivision, this special home sits on a large lot with towering trees and a peek-a-boo view of Mt. Shasta. The front of the home is graced with rock siding and leads you into a open and spacious living room. This home provides you with a tile entry, large formal dining room and the living room that boasts an atrium, rock hearth with free standing fireplace and a large picture sliding glass door leading to a patio. The spacious kitchen features copious amount of cabinet space, tile counter tops, gas range and double ovens. Off the kitchen is a walk-in pantry, offering you plenty of room for all the essentials. This home also sports 2 master bedroom suites, with jetted tubs and tile counter tops. One of the master suites leads to a covered back porch with hot tub, perfect for outdoor entertaining. Other exciting features of the home are skylights, office/bedroom with French doors, large covered carport attached to the oversized garage, and an enclosed breezeway between the large utility room and garage. This home has it all!

Key facts

• Mini-split system
• Breezeway
• Two master suites

Tags

• LARGE KITCHEN
• TWO MASTER SUITES
• OVERSIZED LAUNDRY ROOM
• BREEZEWAY
• SUN-DRENCHED SOLARIUM
• MINI-SPLIT SYSTEM

Property features AI

Finance

• Other: Approximately 0.8 acre lot; Zoning: RRRB-1; Has spa / hot tub

Exterior

• Parking: Attached, paved 2-car garage
• Utilities: Private well water; Septic tank sewer; Propane
• Home design: Single-family residence; One story
• Construction: Stone construction; Composition roof
• Exterior features: Patio; French doors; Shed(s)

Interior

• Kitchen: Dishwasher; Double oven; Garbage disposal; Electric oven; Refrigerator; Trash compactor
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning
• Interior features: Pantry; Walk-in closet(s); Skylight(s); Gas fireplace in the living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $534k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.8% in Mount Shasta — 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 64/100 on livability (#405 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing C-, employment D+, crime 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: 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 50 units permitted in Siskiyou County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Siskiyou County population projected at -26% 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 $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $475k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $522
• Equity at exit: $82,007

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $115,864
• Equity at exit: $47,554

Cash invested: $154,000 (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 96067

• Active inventory: 116
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $6,377 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$450 /mo · $5,404/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,339
• Net cashflow: $1,408

Break-even live

Break-even rent $4,595

Max offer price $550,000

Occupancy floor 73%

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 N Old Stage Rd Mount Shasta, CA	3.0	2.0	2527	$6,750	$2.67	13d	1	1.34mi
940 Douglas Ln Mount Shasta, CA	3.0	3.0	2526	$6,000	$2.38	21d	1	1.35mi

Listing history 24 events

1. 2026-06-19
   days on market $550,000 Active 46 DOM
2. 2026-06-18
   days on market $550,000 Active 45 DOM
3. 2026-06-17
   days on market $550,000 Active 44 DOM
4. 2026-06-16
   days on market $550,000 Active 43 DOM
5. 2026-06-15
   days on market $550,000 Active 42 DOM
6. 2026-06-14
   days on market $550,000 Active 40 DOM
7. 2026-06-12
   days on market $550,000 Active 39 DOM
8. 2026-06-09
   days on market $550,000 Active 36 DOM
9. 2026-06-08
   days on market $550,000 Active 35 DOM
10. 2026-06-07
    days on market $550,000 Active 34 DOM
11. 2026-06-07
    days on market $550,000 Active 33 DOM
12. 2026-06-04
    pricedays on market $550,000 Active 30 DOM
13. 2026-06-02
    days on market $575,000 Active 29 DOM
14. 2026-06-01
    days on market $575,000 Active 28 DOM
15. 2026-05-31
    days on market $575,000 Active 27 DOM
16. 2026-05-31
    days on market $575,000 Active 26 DOM
17. 2026-05-02
    listed $575,000 Active
18. 2022-02-18
    soldstatus $475,000 1103-char remark

    Show marketing remark (1103 chars)

    Welcome home to 2121 Tanager Lane! Nestled in the Timber Hills Subdivision, this special home sits on a large lot with towering trees and a peek-a-boo view of Mt. Shasta. The front of the home is graced with rock siding and leads you into a open and spacious living room. This home provides you with a tile entry, large formal dining room and the living room that boasts an atrium, rock hearth with free standing fireplace and a large picture sliding glass door leading to a patio. The spacious kitchen features copious amount of cabinet space, tile counter tops, gas range and double ovens. Off the kitchen is a walk-in pantry, offering you plenty of room for all the essentials. This home also sports 2 master bedroom suites, with jetted tubs and tile counter tops. One of the master suites leads to a covered back porch with hot tub, perfect for outdoor entertaining. Other exciting features of the home are skylights, office/bedroom with French doors, large covered carport attached to the oversized garage, and an enclosed breezeway between the large utility room and garage. This home has it all!

19. 2022-02-18
    soldstatus $475,000

    Show marketing remark (1103 chars)

    Welcome home to 2121 Tanager Lane! Nestled in the Timber Hills Subdivision, this special home sits on a large lot with towering trees and a peek-a-boo view of Mt. Shasta. The front of the home is graced with rock siding and leads you into a open and spacious living room. This home provides you with a tile entry, large formal dining room and the living room that boasts an atrium, rock hearth with free standing fireplace and a large picture sliding glass door leading to a patio. The spacious kitchen features copious amount of cabinet space, tile counter tops, gas range and double ovens. Off the kitchen is a walk-in pantry, offering you plenty of room for all the essentials. This home also sports 2 master bedroom suites, with jetted tubs and tile counter tops. One of the master suites leads to a covered back porch with hot tub, perfect for outdoor entertaining. Other exciting features of the home are skylights, office/bedroom with French doors, large covered carport attached to the oversized garage, and an enclosed breezeway between the large utility room and garage. This home has it all!

20. 2021-10-18
    listed $490,000 1103-char remark

    Show marketing remark (1103 chars)

    Welcome home to 2121 Tanager Lane! Nestled in the Timber Hills Subdivision, this special home sits on a large lot with towering trees and a peek-a-boo view of Mt. Shasta. The front of the home is graced with rock siding and leads you into a open and spacious living room. This home provides you with a tile entry, large formal dining room and the living room that boasts an atrium, rock hearth with free standing fireplace and a large picture sliding glass door leading to a patio. The spacious kitchen features copious amount of cabinet space, tile counter tops, gas range and double ovens. Off the kitchen is a walk-in pantry, offering you plenty of room for all the essentials. This home also sports 2 master bedroom suites, with jetted tubs and tile counter tops. One of the master suites leads to a covered back porch with hot tub, perfect for outdoor entertaining. Other exciting features of the home are skylights, office/bedroom with French doors, large covered carport attached to the oversized garage, and an enclosed breezeway between the large utility room and garage. This home has it all!

21. 2020-09-22
    soldstatus $420,000
22. 2020-09-17
    soldstatus $420,000 1103-char remark

    Show marketing remark (1103 chars)

    Welcome home to 2121 Tanager Lane! Nestled in the Timber Hills Subdivision, this special home sits on a large lot with towering trees and a peek-a-boo view of Mt. Shasta. The front of the home is graced with rock siding and leads you into a open and spacious living room. This home provides you with a tile entry, large formal dining room and the living room that boasts an atrium, rock hearth with free standing fireplace and a large picture sliding glass door leading to a patio. The spacious kitchen features copious amount of cabinet space, tile counter tops, gas range and double ovens. Off the kitchen is a walk-in pantry, offering you plenty of room for all the essentials. This home also sports 2 master bedroom suites, with jetted tubs and tile counter tops. One of the master suites leads to a covered back porch with hot tub, perfect for outdoor entertaining. Other exciting features of the home are skylights, office/bedroom with French doors, large covered carport attached to the oversized garage, and an enclosed breezeway between the large utility room and garage. This home has it all!

23. 2020-07-20
    listed $399,000 1103-char remark

    Show marketing remark (1103 chars)

    Welcome home to 2121 Tanager Lane! Nestled in the Timber Hills Subdivision, this special home sits on a large lot with towering trees and a peek-a-boo view of Mt. Shasta. The front of the home is graced with rock siding and leads you into a open and spacious living room. This home provides you with a tile entry, large formal dining room and the living room that boasts an atrium, rock hearth with free standing fireplace and a large picture sliding glass door leading to a patio. The spacious kitchen features copious amount of cabinet space, tile counter tops, gas range and double ovens. Off the kitchen is a walk-in pantry, offering you plenty of room for all the essentials. This home also sports 2 master bedroom suites, with jetted tubs and tile counter tops. One of the master suites leads to a covered back porch with hot tub, perfect for outdoor entertaining. Other exciting features of the home are skylights, office/bedroom with French doors, large covered carport attached to the oversized garage, and an enclosed breezeway between the large utility room and garage. This home has it all!

24. 1996-05-07
    soldstatus $202,500

ⓘ 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: $5,404 · $450/mo
• Projected year-2 tax: $5,404 · $450/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,525
• − Mortgage interest: −$30,809
• − Property taxes: −$5,404
• − Insurance: −$3,548
• − Repairs & maintenance: −$6,122
• − Management: −$6,122
• − Depreciation: −$16,000
• Taxable income: $8,521
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $14,847/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 — Mount Shasta

• Score: 64/100
• State rank: #405
• US rank: #13833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,800
• Population (ZIP): 7,800

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 9% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Russian 2% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% Chinese 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: ▼ -227.87%
• Current HPI: 115.4662
• 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

+184.0% since first listed

8 events — show timeline

• 2026-05-02 Listed $575,000 SMLS
• 2022-02-18 Sold (Public Records) $475,000 Public Records
• 2022-02-18 Sold (MLS) $475,000 SMLS
• 2021-10-18 Listed $490,000 SMLS
• 2020-09-22 Sold (Public Records) $420,000 Public Records
• 2020-09-17 Sold (MLS) $420,000 SMLS
• 2020-07-20 Listed $399,000 SMLS
• 1996-05-07 Sold (Public Records) $202,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,404 · +1.7% YoY. Source: county tax records.