5340 Widow Springs Dr · McCloud, CA 96057

$258,000

2 bd · 2.0 ba · 986 sqft · SingleFamily public records · 56 Days on market

Built 2008 2.51 ac lot Est $212k · 22% over $42/mo HOA · 2% of rent

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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 +17.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful custom 2bd/2ba home in Unit 1 of the off-grid Mt Shasta Forest subdivision! With mostly paved access, this property offers convenience while serving as a perfect basecamp for exploring Siskiyou County, including nearby town of McCloud, McCloud Reservoir, McCloud Falls, Mt Shasta Ski Park, & more. Built in 2008 with oversized trusses and thoughtful chimney placement for winter durability, the home features vaulted ceilings, spacious rooms, Rinnai propane heaters, a wood stove, propane/electric Dometic refrigerator, clawfoot tub/shower, and custom oak cabinetry. The park-like grounds are beautifully maintained, with a Mt Shasta view from a handmade bench at the entrance. An oversized covered front deck provides year-round usability, complete with propane hook-up and wiring for fans and speakers. Additional amenities include a newer 25-ft shipping container with reinforced roof, well house/storage shed, off-grid system shed, solar array, generator, new lithium battery, plus outdoor features like a picnic table, firepit, and horseshoe pit. Starlink internet is currently in use, and cell service is reliable. HOA dues are $500/year. (No drive-bys. Shown by appointment only. )

Key facts

• Custom oak cabinetry
• View of mt shasta
• Solar array

Tags

• MT SHASTA FOREST SUBDIVISION
• OVERSIZED COVERED FRONT DECK
• VIEW OF MT SHASTA
• CUSTOM OAK CABINETRY
• NEWER SHIPPING CONTAINER
• SOLAR ARRAY

Property features AI

Finance

• Other: Zoning: RRB; Lot size recorded as 2.51 (assessor source); Living area and year-built sourced from assessor; Directions: Head east on Hwy 89 past McCloud, L-Pilgrim Creek Rd (3 miles east of McCloud), L-Pilgrim Creek Rd, L-Wintoon Way at Mt Shasta Forest sign, R-Hotlum, L-Widow Springs, 1st lot on left
• Financial info: Total units on property: 1
• HOA & community: Part of Mt Shasta Forest POA; Annual association fee of $500; Association provides onsite property management, grounds maintenance, and rules (call for rules)

Exterior

• Parking: Off-street parking and driveway (gravel, driveway level); Five uncovered parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Standard electric service; Well water; Septic tank; Other utilities — see remarks
• Home design: Single-family house; One story; Front entry; Turnkey condition; Planned development community
• Construction: Built using cement board and hardboard siding; Composition roof; Concrete perimeter foundation
• Exterior features: Covered front and rear porches; Front porch; Rear porch; Deck; Storage building, shed, and out building on lot; No pool; Private gravel road frontage; Lot shape irregular with established corners; Has view; Elevation about 4,500 feet

Interior

• Kitchen: Refrigerator; Propane range; Breakfast counter/bar; Eating area in kitchen and living room; Formica counters
• Bedrooms: Primary bedroom / primary suite (main floor); Two main-floor bedrooms total
• Flooring: Tile; Carpet
• Bathrooms: Two full bathrooms; Soaking tub; Shower in tub; Walk-in shower; Bathtub; Exhaust fan(s)
• Heating & cooling: Propane heating; Ductless heating; Wall heater; Wood stove
• Interior features: High (9+ ft) ceilings; Open floor plan; Ceiling fan; Storage space; Wired for sound; Laminate counters; Formica counters; Double pane windows; Blinds, drapes/curtains, custom window coverings; Carbon monoxide and smoke detectors; One-level living (main floor entry)
• Laundry & utility: Laundry area in kitchen; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $235k (8.7% below list).
• Recommended offer: $235k (8.7% 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.
• 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 $28k of equity ($2k loan paydown + $26k 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 $72k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $258k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $235,430 (8.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $211,990
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4715 Widow Springs Rd	0.59mi	2/1.0	1,000 (+1%)	9mo	$215,000	$215	58
4210 Hotlum Dr	0.59mi	2/2.0	1,120 (+14%)	19mo	$228,000	$204	34

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: 26.5%
• Equity multiple: 3.11×
• Total profit: $152,362
• Equity at exit: $232,427

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $439,275
• Equity at exit: $501,237

Cash invested: $72,240 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $187

Break-even live

Break-even rent $2,118

Max offer price $258,000

Occupancy floor 87%

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: electricinternetlandscaping

Listing history 23 events

1. 2026-06-19
   days on market $258,000 Active 56 DOM
2. 2026-06-18
   days on market $258,000 Active 55 DOM
3. 2026-06-17
   days on market $258,000 Active 54 DOM
4. 2026-06-16
   days on market $258,000 Active 53 DOM
5. 2026-06-15
   days on market $258,000 Active 52 DOM
6. 2026-06-14
   days on market $258,000 Active 50 DOM
7. 2026-06-12
   days on market $258,000 Active 49 DOM
8. 2026-06-09
   days on market $258,000 Active 46 DOM
9. 2026-06-08
   days on market $258,000 Active 45 DOM
10. 2026-06-07
    days on market $258,000 Active 44 DOM
11. 2026-06-07
    days on market $258,000 Active 43 DOM
12. 2026-06-04
    days on market $258,000 Active 40 DOM
13. 2026-06-02
    days on market $258,000 Active 39 DOM
14. 2026-06-01
    days on market $258,000 Active 38 DOM
15. 2026-05-31
    days on market $258,000 Active 37 DOM
16. 2026-05-31
    days on market $258,000 Active 36 DOM
17. 2026-05-19
    price $258,000

    Show marketing remark (1203 chars)

    Beautiful custom 2bd/2ba home in Unit 1 of the off-grid Mt Shasta Forest subdivision! With mostly paved access, this property offers convenience while serving as a perfect basecamp for exploring Siskiyou County, including nearby town of McCloud, McCloud Reservoir, McCloud Falls, Mt Shasta Ski Park, & more. Built in 2008 with oversized trusses and thoughtful chimney placement for winter durability, the home features vaulted ceilings, spacious rooms, Rinnai propane heaters, a wood stove, propane/electric Dometic refrigerator, clawfoot tub/shower, and custom oak cabinetry. The park-like grounds are beautifully maintained, with a Mt Shasta view from a handmade bench at the entrance. An oversized covered front deck provides year-round usability, complete with propane hook-up and wiring for fans and speakers. Additional amenities include a newer 25-ft shipping container with reinforced roof, well house/storage shed, off-grid system shed, solar array, generator, new lithium battery, plus outdoor features like a picnic table, firepit, and horseshoe pit. Starlink internet is currently in use, and cell service is reliable. HOA dues are $500/year. (No drive-bys. Shown by appointment only. )

18. 2026-05-19
    price $258,000 1203-char remark

    Show marketing remark (1203 chars)

    Beautiful custom 2bd/2ba home in Unit 1 of the off-grid Mt Shasta Forest subdivision! With mostly paved access, this property offers convenience while serving as a perfect basecamp for exploring Siskiyou County, including nearby town of McCloud, McCloud Reservoir, McCloud Falls, Mt Shasta Ski Park, & more. Built in 2008 with oversized trusses and thoughtful chimney placement for winter durability, the home features vaulted ceilings, spacious rooms, Rinnai propane heaters, a wood stove, propane/electric Dometic refrigerator, clawfoot tub/shower, and custom oak cabinetry. The park-like grounds are beautifully maintained, with a Mt Shasta view from a handmade bench at the entrance. An oversized covered front deck provides year-round usability, complete with propane hook-up and wiring for fans and speakers. Additional amenities include a newer 25-ft shipping container with reinforced roof, well house/storage shed, off-grid system shed, solar array, generator, new lithium battery, plus outdoor features like a picnic table, firepit, and horseshoe pit. Starlink internet is currently in use, and cell service is reliable. HOA dues are $500/year. (No drive-bys. Shown by appointment only. )

19. 2026-04-24
    listed $268,000 Active
20. 2026-04-20
    price $268,000 1203-char remark

    Show marketing remark (1203 chars)

    Beautiful custom 2bd/2ba home in Unit 1 of the off-grid Mt Shasta Forest subdivision! With mostly paved access, this property offers convenience while serving as a perfect basecamp for exploring Siskiyou County, including nearby town of McCloud, McCloud Reservoir, McCloud Falls, Mt Shasta Ski Park, & more. Built in 2008 with oversized trusses and thoughtful chimney placement for winter durability, the home features vaulted ceilings, spacious rooms, Rinnai propane heaters, a wood stove, propane/electric Dometic refrigerator, clawfoot tub/shower, and custom oak cabinetry. The park-like grounds are beautifully maintained, with a Mt Shasta view from a handmade bench at the entrance. An oversized covered front deck provides year-round usability, complete with propane hook-up and wiring for fans and speakers. Additional amenities include a newer 25-ft shipping container with reinforced roof, well house/storage shed, off-grid system shed, solar array, generator, new lithium battery, plus outdoor features like a picnic table, firepit, and horseshoe pit. Starlink internet is currently in use, and cell service is reliable. HOA dues are $500/year. (No drive-bys. Shown by appointment only. )

21. 2026-04-18
    listed $278,000 Active 1203-char remark

    Show marketing remark (1203 chars)

    Beautiful custom 2bd/2ba home in Unit 1 of the off-grid Mt Shasta Forest subdivision! With mostly paved access, this property offers convenience while serving as a perfect basecamp for exploring Siskiyou County, including nearby town of McCloud, McCloud Reservoir, McCloud Falls, Mt Shasta Ski Park, & more. Built in 2008 with oversized trusses and thoughtful chimney placement for winter durability, the home features vaulted ceilings, spacious rooms, Rinnai propane heaters, a wood stove, propane/electric Dometic refrigerator, clawfoot tub/shower, and custom oak cabinetry. The park-like grounds are beautifully maintained, with a Mt Shasta view from a handmade bench at the entrance. An oversized covered front deck provides year-round usability, complete with propane hook-up and wiring for fans and speakers. Additional amenities include a newer 25-ft shipping container with reinforced roof, well house/storage shed, off-grid system shed, solar array, generator, new lithium battery, plus outdoor features like a picnic table, firepit, and horseshoe pit. Starlink internet is currently in use, and cell service is reliable. HOA dues are $500/year. (No drive-bys. Shown by appointment only. )

22. 2005-06-09
    soldstatus $55,000
23. 2004-09-21
    soldstatus $34,500

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,051 · $171/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $28,252
• − Mortgage interest: −$14,452
• − Property taxes: −$2,051
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − HOA: −$504
• − Depreciation: −$7,505
• Taxable loss: −$2,071
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $2,735/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

+647.8% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $258,000 CRMLS
• 2026-05-19 Price Changed $258,000 SMLS
• 2026-04-24 Listed $268,000 CRMLS
• 2026-04-20 Price Changed $268,000 SMLS
• 2026-04-18 Listed $278,000 SMLS
• 2005-06-09 Sold (Public Records) $55,000 Public Records
• 2004-09-21 Sold (Public Records) $34,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,051 · -0.3% YoY. Source: county tax records.