4378 Pine Ave · Clearlake, CA 95422

$95,000

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 17 Days on market

Built 1948 5,049 sqft lot ↓ 5% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

Key facts

• 5,049 sq ft lot
• 2 parking spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.8% in Clearlake — 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 61/100 on livability (#549 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Konocti Unified (town): math 9% / reading 21% proficiency, ranked #494 of 517 in CA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 292 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $204,693
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15540 32nd	0.42mi	2/1.0	925 (-4%)	2mo	$135,000	$146	73
15964 - 9481 41st Ave	0.42mi	1/1.0 (-1)	1,000 (+4%)	7mo	$58,000	$58	63
4331 Sunset Ave	0.37mi	2/1.0	876 (-9%)	12mo	$235,000	$268	58
4255 Wilder Ave	0.47mi	2/1.0	932 (-3%)	20mo	$120,000	$129	57
15993 35th Ave	0.54mi	3/1.0 (+1)	1,000 (+4%)	14mo	$277,000	$277	52
4175 Snook Ave	0.34mi	2/1.0	840 (-13%)	22mo	$238,000	$283	45
4397 Old Hwy 53	0.56mi	3/2.0 (+1)	980 (+2%)	21mo	$270,000	$276	44
15935 34th Ave	0.52mi	3/1.0 (+1)	850 (-12%)	12mo	$210,000	$247	42
3925 Vista Robles Way	0.74mi	3/1.0 (+1)	1,000 (+4%)	15mo	$213,000	$213	42
14920 Lelabelle Blvd	0.73mi	3/1.0 (+1)	930 (-3%)	21mo	$195,000	$210	38
4064 Carrol Ave	0.71mi	2/1.0	832 (-13%)	13mo	$172,000	$207	33
16066 33rd Ave	0.64mi	3/2.0 (+1)	1,068 (+11%)	15mo	$185,000	$173	30

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,755
• Equity at exit: $14,165

10-year hold

• IRR: 14.1%
• Equity multiple: 2.14×
• Total profit: $30,207
• Equity at exit: $8,214

Cash invested: $26,600 (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 95422

• Home prices YoY: -33.4%
• Active inventory: 292
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$159 /mo · $1,902/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $316

Break-even live

Break-even rent $881

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14984 Putnam Ln Clearlake, CA	2.0	1.5	819	$1,500	$1.83	44d	1	0.63mi
5735 Old Highway 53 Unit 07 Cottage (Park Owned) Clearlake, CA	1.0	1.0	600	$900	$1.50	21d	1	0.94mi
5935 Old Highway 53 Unit D Clearlake, CA	2.0	2.0	700	$1,000	$1.43	21d	1	1.07mi
14531 Emory Ave Clearlake, CA	3.0	1.0	912	$1,450	$1.59	21d	1	1.10mi

Listing history 6 events

1. 2023-03-20
   soldstatus $90,000 Closed Sale 384-char remark

   Show marketing remark (384 chars)

   Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

2. 2023-03-20
   soldstatus $90,000

   Show marketing remark (384 chars)

   Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

3. 2023-02-06
   status Pending Sale 384-char remark

   Show marketing remark (384 chars)

   Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

4. 2023-01-30
   soldstatus $90,000 Closed Sale 384-char remark

   Show marketing remark (384 chars)

   Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

5. 2022-10-24
   status Pending Sale 384-char remark

   Show marketing remark (384 chars)

   Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

6. 2022-10-09
   listed $95,000 Active 384-char remark

   Show marketing remark (384 chars)

   Make this contractors special cute again. This once adorable home has 2 bedrooms with a bonus room on the back, one bath, and the laundry on the back porch. I has a nice front yard and room in the back yard for gardening or use your imagination. There are multiple sheds in the back yard for extra storage. It definitely needs a lot of TLC but was once really cute and could be again.

ⓘ 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: $1,902 · $159/mo
• Projected year-2 tax: $1,902 · $159/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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,372
• − Mortgage interest: −$5,321
• − Property taxes: −$1,902
• − Insurance: −$475
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,764
• Taxable income: $2,450
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $3,200/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: Konocti Unified
• NCES district ID: 0620070
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,026
• Composite: 11.81/100
• National rank: #9677
• State rank: #494 of 517 in CA

Livability — Clearlake

• Score: 61/100
• State rank: #549
• US rank: #18284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearlake, CA
• Population (ZIP): 17,101

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 15% Black 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 1% Russian 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 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: ▼ -124.47%
• Current HPI: 248.654
• 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

-5.3% since first listed

6 events — show timeline

• 2023-03-20 Sold (Public Records) $90,000 Public Records
• 2023-03-20 Sold (MLS) $90,000 CRMLS
• 2023-02-06 Pending — CRMLS
• 2023-01-30 Sold (MLS) $90,000 CRMLS
• 2022-10-24 Pending — CRMLS
• 2022-10-09 Listed $95,000 CRMLS

Property tax history

+16.5%/yr

Latest (2025): $1,902 · +21.1% YoY. Source: county tax records.