15100 Lakeview · Clearlake, CA 95422

$139,500

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 4 Days on market

Built 1953 3.13 ac lot Est $206k · 32% under

---

Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• 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

THREE ACRE DEVELOPMENT PARCEL WITH FIXER HOUSE in central Clearlake City. Behind other homes giving privacy. Gently sloping with a view of the lake and Mt Konocti. City planner indicates it is subdividable up to 8 units per acre, or multifammily with administrative approval/use permit. Other uses are assisted living, nursing homes. Very handy to the local amenities. Mostly cleared with a grove of trees on one side, there is an old barn, shed, well and slab for another building. Water and sewer hookups for four RVs. The home is about 800 sf with an attached converted garage or storage area of about 500 sf.

Key facts

• Mostly cleared
• View of the lake
• View of mt konocti

Tags

• THREE ACRE DEVELOPMENT PARCEL
• VIEW OF THE LAKE
• VIEW OF MT KONOCTI
• SUBDIVIDABLE UP TO 8 UNITS
• MOSTLY CLEARED
• GROVE OF TREES

Property features AI

Finance

• Financial info: Subject to special assessments
• HOA & community: Community features: Lake

Exterior

• Utilities: Public sewer; District / public water
• Home design: House; Residential zoning; Single-story; Entry level: 1
• Construction: Composition roof; Property requires major repairs; Year built per assessor
• Exterior features: No pool; Fenced yard in average condition; Gentle slope lot; Has a view

Interior

• Kitchen: Eating area
• Bedrooms: Two main-level bedrooms
• Flooring: Concrete flooring; See remarks for additional flooring details
• Bathrooms: One full bathroom with shower
• Interior features: One-level home; All bedrooms on the main level; Entry on level 1; One-story layout
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $57 ($689/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.6% below list).
• Recommended offer: $125k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Pomo (math 5% / reading 12%, grade F, #1,547 of 1,571 statewide, top 98%, 708 students, 88% FRL); Highlands Academy (reading 24%, 12 students, 92% FRL); Lower Lake High (math 4% / reading 28%, grade F, #1,034 of 1,170 statewide, top 88%, 1,057 students, 79% FRL).
• Market conditions: 292 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $964 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $89k; list at $140k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $124,742 (10.6% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $206,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15540 32nd	0.40mi	2/1.0	925 (-5%)	2mo	$135,000	$146	72
14920 Lelabelle Blvd	0.19mi	3/1.0 (+1)	930 (-4%)	21mo	$195,000	$210	62
4531 Frye Ave	0.41mi	2/1.0	968 (-0%)	24mo	$205,000	$212	61
14930 Clement Dr	0.18mi	3/1.0 (+1)	1,100 (+13%)	12mo	$180,000	$164	55
4255 Wilder Ave	0.53mi	2/1.0	932 (-4%)	20mo	$120,000	$129	52
4331 Sunset Ave	0.47mi	2/1.0	876 (-10%)	12mo	$235,000	$268	52
4397 Old Hwy 53	0.46mi	3/2.0 (+1)	980 (+1%)	21mo	$270,000	$276	50
14922 Laguna Vis	0.72mi	3/1.0 (+1)	1,050 (+8%)	1mo	$219,000	$209	48
14748 Uhl	0.57mi	2/1.0	831 (-14%)	7mo	$199,900	$241	44
4672 W 40th St	0.65mi	2/2.0	1,010 (+4%)	21mo	$235,000	$233	41
4064 Carrol Ave	0.67mi	2/1.0	832 (-14%)	13mo	$172,000	$207	34
4175 Snook Ave	0.56mi	2/1.0	840 (-14%)	22mo	$238,000	$283	33

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-18,954
• Equity at exit: $20,800

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-11,812
• Equity at exit: $12,061

Cash invested: $39,060 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$732
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $57

Break-even live

Break-even rent $1,175

Max offer price $139,500

Occupancy floor 90%

Sensitivity live

Price	-10% $136	-5% $97	+0% $57	+5% $18	+10% $-22
Rent	-10% $-41	-5% $8	+0% $57	+5% $107	+10% $156
Rate	-1.0pp $128	-0.5pp $93	base $57	+0.5pp $21	+1.0pp $-16

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14984 Putnam Ln Clearlake, CA	2.0	1.5	819	$1,500	$1.83	45d	1	0.20mi
5735 Old Highway 53 Unit 07 Cottage (Park Owned) Clearlake, CA	1.0	1.0	600	$900	$1.50	23d	1	0.26mi
5935 Old Highway 53 Unit D Clearlake, CA	2.0	2.0	700	$1,000	$1.43	23d	1	0.39mi
14531 Emory Ave Clearlake, CA	3.0	1.0	912	$1,450	$1.59	23d	1	0.79mi
7665 Cache Creek Way Apt A Clearlake, CA	1.0	1.0	600	$850	$1.42	23d	1	1.41mi
14083 Lakeshore Dr Clearlake, CA	2.0	2.0	1076	$1,450	$1.35	23d	1	1.42mi

Listing history 10 events

1. 2026-06-22
   status $139,500 Pending Sale 4 DOM
2. 2026-06-21
   days on market $139,500 Active 4 DOM
3. 2026-06-19
   days on market $139,500 Active 2 DOM
4. 2026-06-18
   remarks 622-char remark
5. 2026-06-18
   days on marketlisting id $139,500 Active 1 DOM
6. 2026-06-17
   days on market $139,500 Active 5 DOM
7. 2026-06-16
   days on market $139,500 Active 4 DOM
8. 2026-06-15
   days on market $139,500 Active 3 DOM
9. 2026-06-13
   remarks 612-char remark
10. 2026-06-13
    listed $139,500 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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 9/10 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 32 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,969
• − Mortgage interest: −$7,814
• − Property taxes: −$1,661
• − Insurance: −$698
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$4,058
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,086/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

+56.7% since first listed

3 events — show timeline

• 2026-06-17 Listed $139,500 CRMLS
• 2026-06-12 Listed $139,500 CRMLS
• 1999-05-18 Sold (Public Records) $89,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,661 · +1.2% YoY. Source: county tax records.