462-745 Circle Drive Dr · Clear Creek, CA 96137

$399,000

2 bd · 1.0 ba · 940 sqft · MultiFamily public records · 17 Days on market

Built 1950 0.40 ac lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.5/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

First time on the market! Charming home on beautifully landscaped, Creek-side lot! Main home has 2 bedrooms/2baths, inviting front porch and large rear deck overlooking Clear Creek. Garden Window & Cedar Lined Closets. The "Bunk House" over the garage has 2 Bedrooms/1 Bath. The detached 2 Car Garage and Carport are perfect for storing your vehicles, ATV's, Boats, etc. Circular Driveway. This property is well maintained. Ideal for your Almanor Getaway Home, retirement/starter home and the Guest Apt will be perfect for Guests OR as a Vacation Rental! Furnished. Newly painted trim and newly stained deck. Owner has priced this to be AS IS. Home and Pest Inpsection Reports available. A little TLC and you are good to go! Come take a look soon!

Key facts

• Cedar lined closets
• Landscaped lot
• Garden window

Tags

• LANDSCAPED LOT
• GUEST APARTMENT
• SPACIOUS REAR DECK
• PEACEFUL CREEK VIEWS
• GARDEN WINDOW
• CEDAR LINED CLOSETS

Property features AI

Exterior

• Parking: 2-car garage; Detached carport; 2 carport spaces; Asphalt driveway; Off-street parking; On-street parking; Garage door opener
• Security: Security system; Carbon monoxide detector(s)
• Utilities: Electricity available; Sewer available; Water available; Generator (electric backup)
• Home design: Single-family residence; Two levels / 2-story
• Construction: Frame construction with wood siding; Metal roof; Concrete perimeter foundation; Built on a level lot
• Exterior features: Outdoor lighting; Deck; Porch; Chain-link and partial fencing; Fenced yard; Shed(s); Generator; Stream/creek on the property; Has a view

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace insert heating; Ceiling fan(s)
• Interior features: Walk-in closet(s); Entrance foyer; Pantry; Double-pane windows; Fireplace insert; Wood-burning stove
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,096 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: schools C-, employment D+, cost of living D+.
• Westwood Unified (rural): math 30% / reading 35% proficiency, ranked #995 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 240 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($3k loan paydown + $5k appreciation (1.4% local appreciation)).
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $300k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $393,015 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.59×
• Total profit: $65,373
• Equity at exit: $144,100

10-year hold

• IRR: 14.6%
• Equity multiple: 2.84×
• Total profit: $205,934
• Equity at exit: $197,750

Cash invested: $111,720 (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 96137

• Home prices YoY: 0.9%
• Active inventory: 240
• Price-to-rent: 23.7×

Monthly cashflow live

• Estimated rent: $4,204 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $794

Break-even live

Break-even rent $3,199

Max offer price $399,000

Occupancy floor 76%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,401
▸ 2× units	2	1	$2,802
Total (3 units)			$4,204

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $399,000 Active 17 DOM
2. 2026-06-18
   days on market $399,000 Active 16 DOM
3. 2026-06-17
   days on market $399,000 Active 15 DOM
4. 2026-06-16
   days on market $399,000 Active 14 DOM
5. 2026-06-15
   days on market $399,000 Active 13 DOM
6. 2026-06-14
   days on market $399,000 Active 11 DOM
7. 2026-06-12
   days on market $399,000 Active 10 DOM
8. 2026-06-09
   days on market $399,000 Active 7 DOM
9. 2026-06-08
   days on market $399,000 Active 6 DOM
10. 2026-06-07
    days on market $399,000 Active 5 DOM
11. 2026-06-03
    remarks 689-char remark
12. 2026-06-03
    listed $399,000 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: $3,221 · $268/mo
• Projected year-2 tax: $3,221 · $268/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,448
• − Mortgage interest: −$22,350
• − Property taxes: −$3,221
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,036
• − Management: −$4,036
• − Depreciation: −$11,607
• Taxable income: $3,203
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $8,760/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: Westwood Unified
• NCES district ID: 0642300
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,831
• Composite: 29.93/100
• National rank: #11664
• State rank: #995 of 1400 in CA

Livability — Clear Creek

• Score: 51/100
• State rank: #1096
• US rank: #25439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clear Creek, CA
• Population (ZIP): 2,717

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.38%
• Current HPI: 153.1005
• 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

+33.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $399,000 PAR
• 2022-10-07 Sold (MLS) $300,000 PAR
• 2022-09-27 Delisted — PAR
• 2022-08-29 Delisted — PAR
• 2022-08-19 Listed $299,900 PAR

Property tax history

+7.7%/yr

Latest (2025): $3,221 · +1.9% YoY. Source: county tax records.