105 S Second St · Dunsmuir, CA 96025

$100,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 5 Days on market

Poor condition 5,663 sqft lot Est $174k · 42% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

A new investment opportunity in Dunsmuir. This property is a 2-bedroom, 1-bathroom home featuring a 2-car detached garage. While the home requires work, it includes original wood floors, a utility room, and a spacious fenced yard with a driveway providing ample parking. The property is ideally located within walking distance of the river and a popular fishing hole. Please note that this is a cash-only opportunity.

Key facts

• Utility room
• Spacious fenced yard
• Ample parking

Tags

• ORIGINAL WOOD FLOORS
• UTILITY ROOM
• SPACIOUS FENCED YARD
• AMPLE PARKING
• WALKING DISTANCE OF THE RIVER

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Metal roof
• Exterior features: Level lot; Chain link and wood fencing; Lot dimensions approximately 58 x 101 x 52 x 96; Zoned R

Interior

• Flooring: Wood
• Heating & cooling: Wood stove heating
• Interior features: Wood flooring; Dryer, Washer, Refrigerator
• 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 $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (5.2% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $95k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 11.0% vs local median 3.8% in Dunsmuir — 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 53/100 on livability (#967 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: cost of living D+, crime F, amenities F.
• Dunsmuir Joint Union High (rural): math 25% / reading 75% proficiency, ranked #163 of 517 in CA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dunsmuir Elementary (math 15% / reading 24%, grade F, #1,256 of 1,571 statewide, top 81%, 93 students, 89% FRL); Dunsmuir High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 66 students, 74% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Dunsmuir Joint Union High average; the district grade overstates school quality for this exact location.
• Market conditions: 36 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 $691 of loan paydown is wiped out by about $3k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 10→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,823 (5.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $173,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4119 Edyth St	0.20mi	1/1.0 (-1)	690 (-14%)	10mo	$150,000	$217	54
5826 Shasta Ave	0.61mi	1/1.0 (-1)	888 (+11%)	2mo	$185,000	$208	46

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-18,200
• Equity at exit: $14,910

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-17,634
• Equity at exit: $8,646

Cash invested: $28,000 (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 96025

• Active inventory: 36
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-36

Break-even live

Break-even rent $1,415

Max offer price $94,823

Occupancy floor 98%

Sensitivity live

Price	-10% $33	-5% $-1	+0% $-36	+5% $-70	+10% $-105
Rent	-10% $-144	-5% $-90	+0% $-36	+5% $18	+10% $72
Rate	-1.0pp $15	-0.5pp $-10	base $-36	+0.5pp $-62	+1.0pp $-88

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5945 Shasta Ave Dunsmuir, CA	3.0	1.0	800	$1,100	$1.38	23d	1	0.48mi
5933 Shasta Ave Dunsmuir, CA	1.0	1.0	1000	$1,500	$1.50	23d	1	0.51mi
4100 Cedar St Dunsmuir, CA	2.0	2.0	1000	$1,600	$1.60	23d	1	0.52mi

Listing history 6 events

1. 2026-06-17
   status $100,000 Pending 5 DOM
2. 2026-06-17
   days on market $100,000 Active 5 DOM
3. 2026-06-16
   days on market $100,000 Active 4 DOM
4. 2026-06-15
   days on market $100,000 Active 3 DOM
5. 2026-06-13
   remarks 417-char remark
6. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 10 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 51 unhealthy d/yr today · 52 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,433
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,909
• Taxable loss: −$1,825
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $9/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant work is needed in the kitchen, bathroom, exterior, flooring, and interior walls/paint. The home's location and potential for renovation make it a good investment opportunity.

Repairs flagged

• Major Kitchen cabinets — Significant damage and debris
• Major Countertops — Significant damage and debris
• Major Appliances — Significant damage and debris
• Major Bathroom — Significant damage and debris
• Major Exterior siding — Significant damage and debris
• Major Flooring — Significant damage and debris
• Major Interior walls/paint — Significant damage and debris

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value
• Resale Bathroom renovation — A new bathroom will attract buyers and increase the home's value
• Resale Exterior siding repair — A repaired exterior will improve the home's curb appeal and increase its value
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value
• Resale Interior wall and paint repair — A repaired interior will improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Significant damage and debris	Major	$15,000–50,000
Countertops · Significant damage and debris	Major	$15,000–50,000
Appliances · Significant damage and debris	Major	$15,000–50,000
Bathroom · Significant damage and debris	Major	$15,000–50,000
Exterior siding · Significant damage and debris	Major	$15,000–50,000
Flooring · Significant damage and debris	Major	$15,000–50,000
Interior walls/paint · Significant damage and debris	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value ↑
• Resale Bathroom renovation — A new bathroom will attract buyers and increase the home's value ↑
• Resale Exterior siding repair — A repaired exterior will improve the home's curb appeal and increase its value ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value ↑
• Resale Interior wall and paint repair — A repaired interior will improve the home's appearance and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dunsmuir Joint Union High
• NCES district ID: 0611700
• Math proficiency: 25% ▲ 25.00%
• Reading proficiency: 75% ▲ 75.00%
• Median HH income: $32,255
• Composite: 40.88/100
• National rank: #3620
• State rank: #163 of 517 in CA

Livability — Dunsmuir

• Score: 53/100
• State rank: #967
• US rank: #24546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,150

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 (76%)
• Race & ethnicity: White 76% Two or more races 13% Hispanic / Latino 12% Asian 1% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -140.66%
• Current HPI: 144.676
• 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

• 2026-06-12 Listed $100,000 SMLS