4640 Whitefish Pl · Hornbrook, CA 96044

$112,000

2 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 118 Days on market

Built 1970 1.10 ac lot Est $133k · 16% under ↓ 10% since listing

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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 +24.9/30.0
• ARV discount +14.5/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Appreciation +4.8/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Looking for a diamond in the rough? This could be the one! Nestled on 1.1 acres in the Klamath River Country Estates, this property offers a peaceful setting where you can relax to the soothing sounds of the scenic Klamath River. With only a strip of HOA land between you and the river, you’ll enjoy the feel of riverfront living without the premium price. Ideally located near the entrance to community amenities, this parcel provides convenient access to river entry, a residents’ swimming pool, and an on-site fee campground—perfect for hosting friends and family or enjoying weekend getaways close to home. Bring your vision and make this hidden gem your own!

Key facts

• 1.1 acres
• Community amenities
• Riverfront living

Tags

• 1.1 ACRES
• KLAMATH RIVER COUNTRY ESTATES
• RIVERFRONT LIVING
• COMMUNITY AMENITIES
• RESIDENTS SWIMMING POOL
• ON-SITE FEE CAMPGROUND

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Level lot; Zoned RR

Interior

• Kitchen: Cooktop; Dishwasher; Double oven
• Interior features: Cooktop; Dishwasher; Double oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#1,256 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools F, amenities F, commute F.
• Yreka Union High (town): math 25% / reading 65% proficiency, ranked #630 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 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 $231 of equity ($774 loan paydown + $-543 appreciation (-0.5% 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 (-0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $132,610
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4510 Copco Rd	0.13mi	3/2.0 (+1)	1,400 (-6%)	23mo	$124,500	$89	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $1,521
• Equity at exit: $29,834

10-year hold

• IRR: 7.1%
• Equity multiple: 1.73×
• Total profit: $22,824
• Equity at exit: $33,783

Cash invested: $31,360 (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 96044

• Home prices YoY: -0.3%
• Active inventory: 87
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$47
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $114

Break-even live

Break-even rent $1,067

Max offer price $112,000

Occupancy floor 86%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $112,000 Active 118 DOM
2. 2026-06-18
   days on market $112,000 Active 117 DOM
3. 2026-06-17
   days on market $112,000 Active 116 DOM
4. 2026-06-16
   days on market $112,000 Active 115 DOM
5. 2026-06-15
   days on market $112,000 Active 114 DOM
6. 2026-06-14
   days on market $112,000 Active 112 DOM
7. 2026-06-12
   pricedays on market $112,000 Active 111 DOM
8. 2026-06-09
   days on market $148,500 Active 108 DOM
9. 2026-06-08
   days on market $148,500 Active 107 DOM
10. 2026-06-07
    days on market $148,500 Active 106 DOM
11. 2026-06-05
    days on market $148,500 Active 104 DOM
12. 2026-06-04
    days on market $148,500 Active 102 DOM
13. 2026-06-02
    days on market $148,500 Active 101 DOM
14. 2026-06-01
    days on market $148,500 Active 100 DOM
15. 2026-05-31
    days on market $148,500 Active 99 DOM
16. 2026-05-31
    days on market $148,500 Active 98 DOM
17. 2026-04-27
    price $148,500
18. 2026-03-30
    price $156,750
19. 2026-02-21
    listed $165,000 Active

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,007 · $84/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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,539
• − Mortgage interest: −$6,274
• − Property taxes: −$1,007
• − Insurance: −$2,062
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,258
• Taxable loss: −$389
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,462/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: Yreka Union High
• NCES district ID: 0643410
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $34,206
• Composite: 39.28/100
• National rank: #8184
• State rank: #630 of 1400 in CA

Livability — Hornbrook

• Score: 47/100
• State rank: #1256
• US rank: #26373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,181

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 (68%)
• Race & ethnicity: White 68% Two or more races 24% Hispanic / Latino 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Italian 3% Russian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -0.48%
• Current HPI: 175.8263
• 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

-10.0% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $148,500 SMLS
• 2026-03-30 Price Changed $156,750 SMLS
• 2026-02-21 Listed $165,000 SMLS

Property tax history

+1.4%/yr

Latest (2025): $1,007 · -4.4% YoY. Source: county tax records.