306 Gaudenzio · Mount Shasta, CA 96067

$459,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 41 Days on market

Built 1990 7,950 sqft lot Est $457k · at est.

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.3/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADJOINING LOT INCLUDED! GREAT LOCATION! This 3 BR/2BA home is located in one of Mt. Shasta's highly desirable neighborhoods on a quiet street. Built in 1990, this home has a tranquil outdoor setting from the main deck as well as a private balcony off the master suite. Vaulted ceilings and skylight in the living room; lovely kitchen with breakfast bar open to the living room; and a dining area off the kitchen with slider to the deck. Wood casement dual pane windows and ample large windows bring the scenic outdoors inside! Clerestory windows in the master bedroom bring in lots of natural light and air flow while optimizing wall space for furniture or art. Woodstove, hydronic central heating system, and mini splits provide all the comfort you'll need for any season. A low maintenance front yard and natural landscaping on the adjacent lot add to the simplicity of ownership. Minutes to downtown and the location is ideal for all the recreational outdoor activities the area has to offer. Last photo virtually enhanced (twilight).

Key facts

• Private balcony
• Woodstove
• Clerestory windows

Tags

• PRIVATE BALCONY
• VAULTED CEILINGS
• SKYLIGHT
• BREAKFAST BAR
• CLERESTORY WINDOWS
• WOODSTOVE

Property features AI

Finance

• Other: Single-family dwelling (1 unit); No ADU; Living area and lot size from assessor data; Access via paved city streets; Additional parcel referenced
• HOA & community: Community near golf course, lake, park and national forest areas; Recreational nearby: biking, hiking, fishing

Exterior

• Parking: Attached garage with front entry and direct access; Garage door opener; 2 garage/parking spaces
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public/district water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Telephone available in street
• Home design: House; Two stories; Entry at level 1; Street entry; Turnkey condition; R1 zoning
• Construction: Wood construction; Composition roof; Concrete perimeter foundation; Year built (assessor)
• Exterior features: Back yard; Partial fencing; Rain gutters; Wood deck/patio (see remarks); No pool; Has view

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range and oven; Tile counters; Breakfast counter/bar; Kitchen open to family room
• Bedrooms: Primary suite; Two main-level bedrooms
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: Two full bathrooms; Jetted tub; Separate tub and shower; Shower in tub; Bathtub and shower
• Heating & cooling: Combination heating with wood stove; Cooling (see remarks)
• Interior features: Open floor plan; Tile counters; Sliding glass door(s); Skylights; Double-pane and casement wood-frame windows; Carbon monoxide and smoke detectors; Main floor full bath
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $459k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $373k (18.7% below list).
• Recommended offer: $373k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% 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.
• Zoned schools: Mt. Shasta Elementary (math 34% / reading 34%, grade F, #719 of 1,571 statewide, top 48%, 194 students, 51% FRL); Sisson (math 38% / reading 59%, grade C-, #109 of 498 statewide, top 22%, 270 students, 44% FRL); Mount Shasta High (math 15% / reading 64%, grade F, #520 of 1,170 statewide, top 45%, 266 students, 30% FRL) — zoned schools average 42% FRL vs 12% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($445k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $310k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $373,282 (18.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $457,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Eiler Rd	0.16mi	3/2.0	1,528 (-0%)	7mo	$440,000	$288	86
307 S Washington Dr	0.05mi	3/2.0	1,480 (-3%)	11mo	$370,000	$250	83
205 Perry St	0.17mi	3/2.0	1,500 (-2%)	11mo	$449,000	$299	79
515 Eiler Rd	0.16mi	3/2.5	1,635 (+7%)	13mo	$635,000	$388	68
600 Mountain View Drive Dr	0.44mi	3/2.0	1,489 (-3%)	8mo	$455,000	$306	68
322 E Jessie St	0.66mi	3/2.0	1,523 (-0%)	1mo	$335,000	$220	68
305 N C St	0.34mi	3/2.0	1,638 (+7%)	10mo	$385,000	$235	64
201 Sheldon Ave	0.30mi	4/2.0 (+1)	1,442 (-6%)	12mo	$400,000	$277	62
513 Meadow Ave	0.46mi	3/2.0	1,422 (-7%)	9mo	$430,000	$302	60
604 Meadow Ave	0.49mi	3/2.0	1,354 (-12%)	2mo	$470,000	$347	57
817 Ream Ave	0.33mi	3/1.0	1,400 (-8%)	12mo	$355,000	$254	56
404 N Adams	0.55mi	4/3.0 (+1)	1,438 (-6%)	11mo	$502,996	$350	47

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-67,818
• Equity at exit: $68,438

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-51,011
• Equity at exit: $39,686

Cash invested: $128,520 (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 96067

• Active inventory: 117
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,733 medium
• Mortgage (P&I): −$2,407
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $105

Break-even live

Break-even rent $3,600

Max offer price $459,000

Occupancy floor 92%

Sensitivity live

Price	-10% $365	-5% $235	+0% $105	+5% $-25	+10% $-155
Rent	-10% $-190	-5% $-42	+0% $105	+5% $253	+10% $400
Rate	-1.0pp $336	-0.5pp $222	base $105	+0.5pp $-14	+1.0pp $-135

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 S Washington Dr Mount Shasta, CA	3.0	3.0	1697	$4,000	$2.36	23d	1	0.08mi
413 E Ivy St Mount Shasta, CA	2.0	2.0	1234	$2,150	$1.74	23d	1	0.74mi
Grant Rd Mt Shasta, CA	3.0	2.5	1500	$2,750	$1.83	23d	1	1.43mi

Listing history 27 events

1. 2026-06-22
   days on market $459,000 Active 41 DOM
2. 2026-06-21
   days on market $459,000 Active 40 DOM
3. 2026-06-19
   days on market $459,000 Active 38 DOM
4. 2026-06-18
   days on market $459,000 Active 37 DOM
5. 2026-06-17
   days on market $459,000 Active 36 DOM
6. 2026-06-16
   days on market $459,000 Active 35 DOM
7. 2026-06-15
   days on market $459,000 Active 34 DOM
8. 2026-06-14
   days on market $459,000 Active 32 DOM
9. 2026-06-12
   days on market $459,000 Active 31 DOM
10. 2026-06-09
    days on market $459,000 Active 28 DOM
11. 2026-06-08
    days on market $459,000 Active 27 DOM
12. 2026-06-07
    days on market $459,000 Active 26 DOM
13. 2026-06-07
    days on market $459,000 Active 25 DOM
14. 2026-06-04
    days on market $459,000 Active 22 DOM
15. 2026-06-02
    days on market $459,000 Active 21 DOM
16. 2026-06-01
    days on market $459,000 Active 20 DOM
17. 2026-05-31
    days on market $459,000 Active 19 DOM
18. 2026-05-31
    days on market $459,000 Active 18 DOM
19. 2026-05-12
    listed $459,000 Active
20. 2026-05-08
    listed $459,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    ADJOINING LOT INCLUDED! GREAT LOCATION! This 3 BR/2BA home is located in one of Mt. Shasta's highly desirable neighborhoods on a quiet street. Built in 1990, this home has a tranquil outdoor setting from the main deck as well as a private balcony off the master suite. Vaulted ceilings and skylight in the living room; lovely kitchen with breakfast bar open to the living room; and a dining area off the kitchen with slider to the deck. Wood casement dual pane windows and ample large windows bring the scenic outdoors inside! Clerestory windows in the master bedroom bring in lots of natural light and air flow while optimizing wall space for furniture or art. Woodstove, hydronic central heating system, and mini splits provide all the comfort you'll need for any season. A low maintenance front yard and natural landscaping on the adjacent lot add to the simplicity of ownership. Minutes to downtown and the location is ideal for all the recreational outdoor activities the area has to offer. Last photo virtually enhanced (twilight).

21. 2018-09-06
    soldstatus $310,000
22. 2018-09-03
    soldstatus $304,000 451-char remark

    Show marketing remark (451 chars)

    Fabulous location!!! Adjoining lot included in price! This sweet home is situated on a beautiful treed mountain lot within walking distance to downtown Mt. Shasta. This quality home features wood casement windows, tile kitchen counter tops, eating bar, open floor plan to the living room with vaulted ceilings. The master bath has a tile spa soaking tub and the the large master bedroom has a wood balcony looking down into the space treed backyard.

23. 2018-01-08
    listed $310,000 451-char remark

    Show marketing remark (451 chars)

    Fabulous location!!! Adjoining lot included in price! This sweet home is situated on a beautiful treed mountain lot within walking distance to downtown Mt. Shasta. This quality home features wood casement windows, tile kitchen counter tops, eating bar, open floor plan to the living room with vaulted ceilings. The master bath has a tile spa soaking tub and the the large master bedroom has a wood balcony looking down into the space treed backyard.

24. 2013-07-12
    soldstatus $255,420
25. 2013-07-12
    soldstatus $255,500
26. 2013-05-10
    listed $263,000
27. 1989-08-28
    soldstatus $22,000

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $3,488 · $291/mo
• Expected delta: +$544/yr (+$45/mo · 18.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,794
• − Mortgage interest: −$25,711
• − Property taxes: −$2,944
• − Insurance: −$2,295
• − Repairs & maintenance: −$3,584
• − Management: −$3,584
• − Depreciation: −$13,353
• Taxable loss: −$6,676
• Est. tax savings @ 24.0%: +$1,602
• After-tax cash flow: $2,866/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

• Census place: Mount Shasta, CA
• 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

+1986.4% since first listed

9 events — show timeline

• 2026-05-12 Listed $459,000 CRMLS
• 2026-05-08 Listed $459,000 SMLS
• 2018-09-06 Sold (Public Records) $310,000 Public Records
• 2018-09-03 Sold (MLS) $304,000 SMLS
• 2018-01-08 Listed $310,000 SMLS
• 2013-07-12 Sold (Public Records) $255,500 Public Records
• 2013-07-12 Sold (MLS) $255,420 SMLS
• 2013-05-10 Listed $263,000 SMLS
• 1989-08-28 Sold (Public Records) $22,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,944 · +1.7% YoY. Source: county tax records.