429 Shasta Ave · McCloud, CA 96057

$349,000

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 27 Days on market

Built 1937 9,583 sqft lot Est $311k · 12% over

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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 +22.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0

Listing remarks

* * Licensed Vacation Rental * * Check it out on Airbnb! Know locally and by vacation guests as the Gingerbread House, this charming mill home is perched in an ideal McCloud neighborhood, just a stones throw from the city park. This well cared for cottage offers modern amenities while retaining the historic character that McCloud is so well known for. Enjoy the gleaming wood floors in the living room, the 2 bedrooms and bathroom, as well as the custom tile floors in the expansive, yet historic kitchen that still includes a well preserved and sought after McCloud Sugar Pine drainboards. Wood accents throughout the home add to the unique charm of this beloved property, as well as the class

Key facts

• Covered front porch
• Custom tile floors
• Gleaming wood floors

Tags

• LICENSED VACATION RENTAL
• HISTORIC CHARACTER
• GLEAMING WOOD FLOORS
• CUSTOM TILE FLOORS
• MCCLOUD SUGAR PINE DRAINBOARDS
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Directions: HWY 89 East to Colombero, left on Shasta Ave.

Exterior

• Parking: 3-car garage
• Utilities: Public water
• Home design: Single-family residence; Single story
• Construction: Metal roof
• Exterior features: 146' x 66' lot; Zoned R1

Interior

• Flooring: Tile; Wood
• Interior features: Tile and wood flooring; Dryer, Electric Range, Refrigerator, Washer
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $344k (1.5% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 50 units permitted in Siskiyou County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k 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 $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $180k; list at $349k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,765 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — 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: 1.00% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $310,716
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Grove Ave	0.06mi	3/2.0 (+1)	1,200 (+6%)	8mo	$280,000	$233	72
521 Broadway Avenue Ave	0.35mi	2/2.0	1,150 (+1%)	13mo	$265,000	$230	67
816 Beaumont Ave	0.51mi	2/1.0	1,100 (-3%)	20mo	$301,500	$274	54
312 Squaw Valley Rd	0.66mi	2/1.0	1,140 (+0%)	20mo	$330,000	$289	52
200 Cadorna Ave	0.71mi	2/1.0	996 (-12%)	8mo	$150,000	$151	40
220 Squaw Valley Rd	0.58mi	3/2.0 (+1)	1,200 (+6%)	23mo	$355,000	$296	35

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $227,431
• Equity at exit: $314,407

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $640,115
• Equity at exit: $678,030

Cash invested: $97,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $588

Break-even live

Break-even rent $2,756

Max offer price $349,000

Occupancy floor 78%

Sensitivity live

Price	-10% $786	-5% $687	+0% $588	+5% $489	+10% $390
Rent	-10% $311	-5% $450	+0% $588	+5% $726	+10% $864
Rate	-1.0pp $764	-0.5pp $677	base $588	+0.5pp $498	+1.0pp $406

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Shasta Ave McCloud, CA	3.0	2.0	1344	$3,500	$2.60	14d	1	0.19mi

Listing history 23 events

1. 2026-06-17
   status $349,000 Pending 27 DOM
2. 2026-06-16
   days on market $349,000 Active 27 DOM
3. 2026-06-15
   days on market $349,000 Active 26 DOM
4. 2026-06-14
   days on market $349,000 Active 24 DOM
5. 2026-06-12
   days on market $349,000 Active 23 DOM
6. 2026-06-09
   days on market $349,000 Active 20 DOM
7. 2026-06-08
   days on market $349,000 Active 19 DOM
8. 2026-06-07
   days on market $349,000 Active 18 DOM
9. 2026-06-07
   days on market $349,000 Active 17 DOM
10. 2026-06-04
    days on market $349,000 Active 14 DOM
11. 2026-06-02
    days on market $349,000 Active 13 DOM
12. 2026-06-01
    days on market $349,000 Active 12 DOM
13. 2026-05-31
    days on market $349,000 Active 11 DOM
14. 2026-05-31
    days on market $349,000 Active 10 DOM
15. 2026-05-20
    listed $349,000 Active
16. 2024-07-03
    price $350,000
17. 2023-09-15
    price $395,000
18. 2023-08-30
    status Active
19. 2023-08-14
    historical
20. 2023-05-26
    listed $425,000 Active
21. 2019-01-16
    soldstatus $180,000
22. 2019-01-12
    soldstatus $180,000
23. 2018-09-01
    listed $240,000

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$235/yr (+$20/mo · 9.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 20 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: $42,000
• − Mortgage interest: −$19,549
• − Property taxes: −$2,417
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,153
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $6,716/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

• Census place: McCloud, CA
• 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

+45.4% since first listed

9 events — show timeline

• 2026-05-20 Listed $349,000 SMLS
• 2024-07-03 Price Changed $350,000 SMLS
• 2023-09-15 Price Changed $395,000 SMLS
• 2023-08-30 Relisted — SMLS
• 2023-08-14 Delisted — SMLS
• 2023-05-26 Listed $425,000 SMLS
• 2019-01-16 Sold (Public Records) $180,000 Public Records
• 2019-01-12 Sold (MLS) $180,000 SMLS
• 2018-09-01 Listed $240,000 SMLS

Property tax history

+4.5%/yr

Latest (2025): $2,417 · +1.3% YoY. Source: county tax records.