351 N Adams · Mount Shasta, CA 96067

$550,000

5 bd · 3.0 ba · 2,526 sqft · SingleFamily public records · 37 Days on market

Built 1961 0.92 ac lot Est $629k · 13% under

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Why this score? — see what drove the F 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).

• ARV discount +13.2/15.0
• Cash flow +4.2/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Diamond in the Rough!! Located in one of Mt. Shasta's finest areas, sits this 4 bedroom + office/bonus room home on . 92 acres of park like setting, privacy, and views. Close to schools, Shastice park and just minutes from town. The spacious living room features custom built ins; fireplace and large windows that bring in the beauty of the outdoors. A huge kitchen that is open to dining room and family room with wood burning stove and additional built-ins for storage. A large covered deck off the dining room is a great space to entertain and relax. There's a toolshed/workshop too. Create your own outdoor oasis in the fenced backyard with mature fruit and dogwood trees. This capacious home is waiting for your personal touch to make it your new home! Great opportunity!

Key facts

• Nearly an acre
• Large living room
• Mature shade trees

Tags

• NEARLY AN ACRE
• LARGE LIVING ROOM
• GENEROUS FAMILY ROOM
• EXPANSIVE PICTURE WINDOWS
• MATURE SHADE TREES
• 3 HEATING SOURCES

Property features AI

Finance

• Other: Lot approximately 0.92 acre (200' x 200.5'); Zoning: R1

Exterior

• Parking: Concrete parking surface
• Utilities: Public water
• Home design: Single family residence; Residential property; 2 stories
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Patio; Wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Heating & cooling: Fireplace insert; Wood stove; Has heating
• Interior features: Two fireplaces (located in the family room and living room); Dishwasher, garbage disposal, electric range, refrigerator

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (55.3% below list).
• Recommended offer: $246k (55.3% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 4.8% in Mount Shasta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $4k of loan paydown is wiped out by about $16k 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

• It's been on market 37 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $392k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,989 (55.3% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.45% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.66%
• DSCR: 0.48
• GRM: 18.6

CMA / ARV

• ARV (on-the-fly): $628,974
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Adams Dr	0.04mi	4/2.0 (-1)	2,830 (+12%)	11mo	$650,000	$230	60
420 N Adams Dr	0.11mi	4/2.0 (-1)	2,704 (+7%)	19mo	$540,000	$200	58
409 Russell St	0.24mi	4/2.0 (-1)	2,177 (-14%)	21mo	$632,000	$290	39
197 Shasta Ave	0.75mi	4/2.5 (-1)	2,208 (-13%)	10mo	$550,000	$249	29

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: -37.8%
• Equity multiple: -0.20×
• Total profit: $-184,589
• Equity at exit: $82,007

10-year hold

• IRR: -56.2%
• Equity multiple: -0.85×
• Total profit: $-284,178
• Equity at exit: $47,554

Cash invested: $154,000 (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 96067

• Active inventory: 116
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$326 /mo · $3,911/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-1,496

Break-even live

Break-even rent $4,354

Max offer price $285,726

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $550,000 Active 37 DOM
2. 2026-06-18
   days on market $550,000 Active 36 DOM
3. 2026-06-17
   days on market $550,000 Active 35 DOM
4. 2026-06-16
   days on market $550,000 Active 34 DOM
5. 2026-06-15
   days on market $550,000 Active 33 DOM
6. 2026-06-14
   days on market $550,000 Active 31 DOM
7. 2026-06-12
   days on market $550,000 Active 30 DOM
8. 2026-06-09
   days on market $550,000 Active 27 DOM
9. 2026-06-08
   days on market $550,000 Active 26 DOM
10. 2026-06-07
    days on market $550,000 Active 25 DOM
11. 2026-06-07
    days on market $550,000 Active 24 DOM
12. 2026-06-04
    days on market $550,000 Active 21 DOM
13. 2026-06-02
    days on market $550,000 Active 20 DOM
14. 2026-06-01
    days on market $550,000 Active 19 DOM
15. 2026-05-31
    days on market $550,000 Active 18 DOM
16. 2026-05-31
    days on market $550,000 Active 17 DOM
17. 2026-05-12
    listed $550,000 Active
18. 2021-08-30
    soldstatus $391,500 777-char remark

    Show marketing remark (777 chars)

    Diamond in the Rough!! Located in one of Mt. Shasta's finest areas, sits this 4 bedroom + office/bonus room home on . 92 acres of park like setting, privacy, and views. Close to schools, Shastice park and just minutes from town. The spacious living room features custom built ins; fireplace and large windows that bring in the beauty of the outdoors. A huge kitchen that is open to dining room and family room with wood burning stove and additional built-ins for storage. A large covered deck off the dining room is a great space to entertain and relax. There's a toolshed/workshop too. Create your own outdoor oasis in the fenced backyard with mature fruit and dogwood trees. This capacious home is waiting for your personal touch to make it your new home! Great opportunity!

19. 2021-08-30
    soldstatus $391,500 777-char remark

    Show marketing remark (777 chars)

    Diamond in the Rough!! Located in one of Mt. Shasta's finest areas, sits this 4 bedroom + office/bonus room home on . 92 acres of park like setting, privacy, and views. Close to schools, Shastice park and just minutes from town. The spacious living room features custom built ins; fireplace and large windows that bring in the beauty of the outdoors. A huge kitchen that is open to dining room and family room with wood burning stove and additional built-ins for storage. A large covered deck off the dining room is a great space to entertain and relax. There's a toolshed/workshop too. Create your own outdoor oasis in the fenced backyard with mature fruit and dogwood trees. This capacious home is waiting for your personal touch to make it your new home! Great opportunity!

20. 2021-08-30
    soldstatus $391,500

    Show marketing remark (777 chars)

    Diamond in the Rough!! Located in one of Mt. Shasta's finest areas, sits this 4 bedroom + office/bonus room home on . 92 acres of park like setting, privacy, and views. Close to schools, Shastice park and just minutes from town. The spacious living room features custom built ins; fireplace and large windows that bring in the beauty of the outdoors. A huge kitchen that is open to dining room and family room with wood burning stove and additional built-ins for storage. A large covered deck off the dining room is a great space to entertain and relax. There's a toolshed/workshop too. Create your own outdoor oasis in the fenced backyard with mature fruit and dogwood trees. This capacious home is waiting for your personal touch to make it your new home! Great opportunity!

21. 2021-07-30
    listed $405,000 777-char remark

    Show marketing remark (777 chars)

    Diamond in the Rough!! Located in one of Mt. Shasta's finest areas, sits this 4 bedroom + office/bonus room home on . 92 acres of park like setting, privacy, and views. Close to schools, Shastice park and just minutes from town. The spacious living room features custom built ins; fireplace and large windows that bring in the beauty of the outdoors. A huge kitchen that is open to dining room and family room with wood burning stove and additional built-ins for storage. A large covered deck off the dining room is a great space to entertain and relax. There's a toolshed/workshop too. Create your own outdoor oasis in the fenced backyard with mature fruit and dogwood trees. This capacious home is waiting for your personal touch to make it your new home! Great opportunity!

22. 2021-07-28
    listed $405,000 777-char remark

    Show marketing remark (777 chars)

    Diamond in the Rough!! Located in one of Mt. Shasta's finest areas, sits this 4 bedroom + office/bonus room home on . 92 acres of park like setting, privacy, and views. Close to schools, Shastice park and just minutes from town. The spacious living room features custom built ins; fireplace and large windows that bring in the beauty of the outdoors. A huge kitchen that is open to dining room and family room with wood burning stove and additional built-ins for storage. A large covered deck off the dining room is a great space to entertain and relax. There's a toolshed/workshop too. Create your own outdoor oasis in the fenced backyard with mature fruit and dogwood trees. This capacious home is waiting for your personal touch to make it your new home! Great opportunity!

23. 1996-05-30
    soldstatus $170,000

ⓘ 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: $3,911 · $326/mo
• Projected year-2 tax: $4,180 · $348/mo
• Expected delta: +$269/yr (+$22/mo · 6.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $29,519
• − Mortgage interest: −$30,809
• − Property taxes: −$3,911
• − Insurance: −$2,750
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$16,000
• Taxable loss: −$28,673
• Est. tax savings @ 24.0%: +$6,882
• After-tax cash flow: $-11,070/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

+223.5% since first listed

7 events — show timeline

• 2026-05-12 Listed $550,000 SMLS
• 2021-08-30 Sold (Public Records) $391,500 Public Records
• 2021-08-30 Sold (MLS) $391,500 CRMLS
• 2021-08-30 Sold (MLS) $391,500 SMLS
• 2021-07-30 Listed $405,000 CRMLS
• 2021-07-28 Listed $405,000 SMLS
• 1996-05-30 Sold (Public Records) $170,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,911 · +1.7% YoY. Source: county tax records.