5701 Live Oak #43 · Kelseyville, CA 95451

$60,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 37 Days on market

Built 1978 Fair condition $45/sqft · 20% below area Est $75k · 20% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bedroom 2 bath with a small separate office, includes refrigerator, washer & dryer, monitor heater, 2 sheds for your garden supplies, patio at rear of home, large covered deck to keep you cool in summer, wheelchair ramp off carport into laundry room. Don't miss this one it is very nice!

Key facts

• Spacious backyard
• Covered carport
• Dining

Tags

• FRONT COVERED WOOD PATIO
• SPACIOUS BACKYARD
• GENEROUS STORAGE AREA
• COVERED CARPORT
• LOCAL SHOPS
• DINING

Property features AI

Finance

• Other: Access via paved county road
• Financial info: Land lease: $595 monthly (park provided)
• HOA & community: Senior community; Park name: idle wheels; Community amenities include hiking and lake access; Manager approval required; Pets allowed: contact manager

Exterior

• Parking: Covered parking; Attached carport; Asphalt driveway
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (24' x 56'); Double body type; Estimated living area; Mobile home remains; Has a view; Entry on front
• Construction: Vinyl exterior; Composition roof; Combination foundation; Built (year per public records)
• Exterior features: Covered front and rear porches; Wood porch and deck; Awning; Covered patio; Storage building; Garden; Front yard; Level with street lot; Has fence (average condition)

Interior

• Kitchen: Built-in range; Refrigerator; Laminate counters
• Bedrooms: All bedrooms on ground level; Main floor primary bedroom
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; Shower in tub; Laminate counters in bathrooms
• Heating & cooling: Wall heater
• Interior features: Pantry; Living room deck attached; Open floor plan; Granite counters; One-level home; Front entry
• Laundry & utility: Laundry inside in a separate room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.4% vs local median 2.2% in Kelseyville — 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 51/100 on livability (#1,059 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: health & safety C-, cost of living D+, schools F.
• Kelseyville Unified (town): math 18% / reading 33% proficiency, ranked #1,150 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 268 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.42% ✓
• Cap rate: 30.40%
• Cash-on-cash: 86.09%
• DSCR: 4.83
• GRM: 2.4

CMA / ARV

• ARV (median comp): $74,783
• List price: $60,000
• Delta: -19.77%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5495 5th St #11	0.14mi	3/2.0 (+1)	1,440 (+7%)	2mo	$54,000	$38	75
5935 Live Oak #17	0.23mi	2/2.0	1,440 (+7%)	5mo	$50,000	$35	73
5935 Live Oak Dr #16	0.24mi	2/2.0	1,248 (-7%)	8mo	$97,000	$78	71
5725 Live Oak Dr #51	0.10mi	2/2.0	1,440 (+7%)	22mo	$38,500	$27	66
5650 Kelsey Creek Dr	0.23mi	3/2.0 (+1)	1,386 (+3%)	19mo	$399,900	$289	63
5495 5th St #30	0.14mi	2/2.0	1,200 (-11%)	16mo	$20,000	$17	62
5701 Live Oak Dr #62	0.00mi	2/2.0	1,536 (+14%)	21mo	$80,000	$52	58
5725 Live Oak Dr #28	0.05mi	3/2.0 (+1)	1,152 (-14%)	19mo	$20,000	$17	53
5130 State St	0.59mi	3/2.0 (+1)	1,200 (-11%)	4mo	$180,000	$150	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: 81.6%
• Equity multiple: 4.74×
• Total profit: $62,882
• Equity at exit: $8,946

10-year hold

• IRR: 85.0%
• Equity multiple: 9.84×
• Total profit: $148,445
• Equity at exit: $5,188

Cash invested: $16,800 (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 95451

• Active inventory: 268
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,139

Break-even live

Break-even rent $609

Max offer price $60,000

Occupancy floor 39%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5631 Konocti Terrace Dr Kelseyville, CA	3.0	2.0	1200	$2,500	$2.08	43d	1	0.47mi

Listing history 24 events

1. 2026-06-19
   days on market $60,000 Active 37 DOM
2. 2026-06-18
   days on market $60,000 Active 36 DOM
3. 2026-06-17
   days on market $60,000 Active 35 DOM
4. 2026-06-16
   days on market $60,000 Active 34 DOM
5. 2026-06-15
   days on market $60,000 Active 33 DOM
6. 2026-06-14
   days on market $60,000 Active 31 DOM
7. 2026-06-12
   days on market $60,000 Active 30 DOM
8. 2026-06-09
   days on market $60,000 Active 27 DOM
9. 2026-06-08
   days on market $60,000 Active 26 DOM
10. 2026-06-07
    days on market $60,000 Active 25 DOM
11. 2026-06-07
    days on market $60,000 Active 24 DOM
12. 2026-06-03
    days on market $60,000 Active 21 DOM
13. 2026-06-02
    days on market $60,000 Active 20 DOM
14. 2026-06-01
    days on market $60,000 Active 19 DOM
15. 2026-05-31
    days on market $60,000 Active 18 DOM
16. 2026-05-30
    days on market $60,000 Active 17 DOM
17. 2026-05-13
    listed $60,000 Active 1184-char remark
18. 2026-02-14
    historical
19. 2025-10-27
    price $60,000
20. 2025-08-28
    listed $74,900 Active
21. 2019-06-27
    soldstatus $35,000 Closed Sale

    Show marketing remark (304 chars)

    Spacious 2 bedroom 2 bath with a small separate office, includes refrigerator, washer & dryer, monitor heater, 2 sheds for your garden supplies, patio at rear of home, large covered deck to keep you cool in summer, wheelchair ramp off carport into laundry room. Don't miss this one it is very nice!

22. 2019-06-03
    status Pending Sale

    Show marketing remark (304 chars)

    Spacious 2 bedroom 2 bath with a small separate office, includes refrigerator, washer & dryer, monitor heater, 2 sheds for your garden supplies, patio at rear of home, large covered deck to keep you cool in summer, wheelchair ramp off carport into laundry room. Don't miss this one it is very nice!

23. 2019-05-02
    historical Active Under Contract

    Show marketing remark (304 chars)

    Spacious 2 bedroom 2 bath with a small separate office, includes refrigerator, washer & dryer, monitor heater, 2 sheds for your garden supplies, patio at rear of home, large covered deck to keep you cool in summer, wheelchair ramp off carport into laundry room. Don't miss this one it is very nice!

24. 2019-04-17
    listed $43,500 Active

    Show marketing remark (304 chars)

    Spacious 2 bedroom 2 bath with a small separate office, includes refrigerator, washer & dryer, monitor heater, 2 sheds for your garden supplies, patio at rear of home, large covered deck to keep you cool in summer, wheelchair ramp off carport into laundry room. Don't miss this one it is very nice!

ⓘ 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 X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,607
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$1,745
• Taxable income: $13,566
• Est. tax owed @ 24.0%: −$3,256
• After-tax cash flow: $10,410/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for investment include the kitchen, exterior, and landscaping.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathtub and fixtures — Dated appearance
• Moderate Exterior siding — Aged appearance
• Moderate Hardwood flooring — Worn appearance
• Moderate Paint — Faded appearance
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Resale Kitchen cabinets and countertops — Fresh look attracts buyers.
• Resale Bathtub and fixtures — Modern fixtures improve appeal.
• Both Exterior siding and landscaping — Enhances curb appeal and value.
• Resale Paint — Fresh paint makes the home look newer.
• Rental HVAC inspection and maintenance — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathtub and fixtures · Dated appearance	Moderate	$3,000–15,000
Exterior siding · Aged appearance	Moderate	$3,000–15,000
Hardwood flooring · Worn appearance	Moderate	$3,000–15,000
Paint · Faded appearance	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Resale Kitchen cabinets and countertops — Fresh look attracts buyers. ↑
• Resale Bathtub and fixtures — Modern fixtures improve appeal. ↑
• Both Exterior siding and landscaping — Enhances curb appeal and value. ↑
• Resale Paint — Fresh paint makes the home look newer. ↑
• Rental HVAC inspection and maintenance — Ensures comfort and energy efficiency for tenants. ↑

ⓘ 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: Kelseyville Unified
• NCES district ID: 0619320
• Math proficiency: 18% ▼ -1.00%
• Reading proficiency: 33% ▲ 4.00%
• Median HH income: $47,210
• Composite: 25.19/100
• National rank: #12920
• State rank: #1150 of 1400 in CA

Livability — Kelseyville

• Score: 51/100
• State rank: #1059
• US rank: #25219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kelseyville, CA
• County: Lake County · 24,333 people
• Metro: Clearlake, CA
• Population (ZIP): 12,592
• Household income: $62,568
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 194.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 38% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 3% Slovak 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 71% English-only · Spanish 28% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.45%
• Current HPI: 168.6995
• Rent YoY: —
• Metro: Clearlake, CA
• 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

+37.9% since first listed

8 events — show timeline

• 2026-05-13 Listed $60,000 CRMLS
• 2026-02-14 Listing Removed — CRMLS
• 2025-10-27 Price Changed $60,000 CRMLS
• 2025-08-28 Listed $74,900 CRMLS
• 2019-06-27 Sold (MLS) $35,000 CRMLS
• 2019-06-03 Pending — CRMLS
• 2019-05-02 Contingent — CRMLS
• 2019-04-17 Listed $43,500 CRMLS