736 Pine Rdg · Mount Shasta, CA 96067

$279,000

3 bd · 1.5 ba · 1,274 sqft · SingleFamily public records · 6 Days on market

Built 1970 0.25 ac lot Est $348k · 20% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

A MT SHASTA FIXER WITH LOTS OF POTENTIAL! Here is your rare chance to renovate in a nice neighborhood. This 1274sqft, 3 bedroom, 1.5 bath home sits just a short walk from the middle school, high school and Shastice Park. With solid structure and a great location, this property offers an opportunity for contractors, investors, or anyone ready to create value. The established, yet neglected yard and gardens could be turned into a gardener's haven with some love. Bring your vision and transform this home into something special.

Key facts

• 0.25 acre lot
• Built 1970
• Listed 5 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water
• Home design: Single-family residence; Single story
• Construction: Stucco construction; Composition roof
• Exterior features: Garden; Wood fencing; Shed(s)

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Heating & cooling: Has heating (wood stove)
• Interior features: Wood stove heating; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $267k (4.2% below list).
• Recommended offer: $267k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $142k; list at $279k implies a 97% 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 $267,210 (4.2% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.96% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $347,802
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Shasta Ave	0.19mi	3/2.0	1,175 (-8%)	2mo	$344,000	$293	75
413 E Ivy St	0.36mi	2/2.0 (-1)	1,234 (-3%)	10mo	$300,000	$243	63
707 Everitt Memorial Hwy	0.04mi	3/2.0	1,096 (-14%)	12mo	$390,000	$356	63
704 Marjorie St	0.32mi	3/1.5	1,092 (-14%)	1mo	$360,000	$330	60
409 E Lake St	0.40mi	3/2.0	1,332 (+5%)	16mo	$310,000	$233	58
516 B Spruce St	0.28mi	2/1.5 (-1)	1,200 (-6%)	17mo	$284,000	$237	58
204 Terry Lynn Ave	0.13mi	3/1.0	1,460 (+15%)	12mo	$355,000	$243	57
109 N Washington Dr	0.60mi	4/2.0 (+1)	1,297 (+2%)	6mo	$353,500	$273	57
813 Caroline Apt A Ave	0.25mi	3/2.0	1,400 (+10%)	18mo	$290,000	$207	54
814 Carmen #C	0.28mi	3/2.5	1,440 (+13%)	14mo	$248,000	$172	50
553 N Adams	0.30mi	3/2.0	1,096 (-14%)	19mo	$365,000	$333	45
404 N Adams	0.50mi	4/3.0 (+1)	1,438 (+13%)	11mo	$502,996	$350	35

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-23,191
• Equity at exit: $41,600

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $7,991
• Equity at exit: $24,123

Cash invested: $78,120 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,672 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $347

Break-even live

Break-even rent $2,233

Max offer price $279,000

Occupancy floor 82%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E Ivy St Mount Shasta, CA	2.0	2.0	1234	$2,150	$1.74	21d	1	0.39mi
230 S Washington Dr Mount Shasta, CA	3.0	3.0	1697	$4,000	$2.36	21d	1	0.78mi

Listing history 7 events

1. 2026-06-19
   days on market $279,000 Active 6 DOM
2. 2026-06-18
   days on market $279,000 Active 5 DOM
3. 2026-06-17
   days on market $279,000 Active 4 DOM
4. 2026-06-16
   days on market $279,000 Active 3 DOM
5. 2026-06-15
   days on market $279,000 Active 2 DOM
6. 2026-06-14
   remarks 530-char remark
7. 2026-06-14
   listed $279,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,219 · $185/mo
• Projected year-2 tax: $2,219 · $185/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 4/10 Moderate 8 d/yr ≥88°F today · 18 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: $32,065
• − Mortgage interest: −$15,628
• − Property taxes: −$2,219
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$8,116
• Taxable loss: −$424
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $4,262/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

+232.1% since first listed

3 events — show timeline

• 2026-06-12 Listed $279,000 SMLS
• 2002-06-05 Sold (Public Records) $141,500 Public Records
• 1990-06-21 Sold (Public Records) $84,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,219 · +1.7% YoY. Source: county tax records.