1010 Deer Creek Way #36 Way · Yreka, CA 96097

$70,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 168 Days on market

Built 2002 Est $64k · 10% over ↓ 21% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 3-bedroom, 2-bath home located in the desirable Krystal Glen Mobile Home Park in Yreka. This well-maintained home features a split living layout with both a formal living room & a separate family room, providing flexible space for entertaining, relaxing, or working from home. A functional floor plan offers comfortable living with central heating and air conditioning for year-round comfort. The primary bedroom includes an ensuite bath, while two additional bedrooms provide ample space for family, guests, or a home office. Neutral finishes and abundant natural light make this home easy to personalize. Conveniently located near shopping, dining, and local amenities. Clean,

Key facts

• Central heating
• Formal living room
• Move in ready

Tags

• MOVE IN READY
• SPLIT LIVING LAYOUT
• FORMAL LIVING ROOM
• SEPARATE FAMILY ROOM
• FUNCTIONAL FLOOR PLAN
• CENTRAL HEATING

Property features AI

Exterior

• Parking: Attached concrete parking
• Utilities: Public water
• Home design: Single-story; Residential property; Park sub-type; Zoning: MR
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.9% in Yreka — 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 60/100 on livability (#602 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: schools D+, crime F, amenities F.
• Yreka Union High (town): math 25% / reading 65% proficiency, ranked #630 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 2.25% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.10%
• DSCR: 3.18
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $63,504
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
947 State Hwy 263	0.39mi	3/2.0	1,440 (-5%)	16mo	$60,000	$42	61

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: 46.7%
• Equity multiple: 3.03×
• Total profit: $39,736
• Equity at exit: $10,437

10-year hold

• IRR: 52.4%
• Equity multiple: 6.12×
• Total profit: $100,370
• Equity at exit: $6,052

Cash invested: $19,600 (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 96097

• Active inventory: 122
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $802

Break-even live

Break-even rent $560

Max offer price $70,000

Occupancy floor 44%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $70,000 Pending 168 DOM
2. 2026-06-08
   days on market $70,000 Active 168 DOM
3. 2026-06-07
   days on market $70,000 Active 167 DOM
4. 2026-06-04
   days on market $70,000 Active 163 DOM
5. 2026-06-02
   days on market $70,000 Active 162 DOM
6. 2026-06-01
   days on market $70,000 Active 161 DOM
7. 2026-05-31
   days on market $70,000 Active 160 DOM
8. 2026-05-31
   days on market $70,000 Active 159 DOM
9. 2026-04-28
   price $70,000
10. 2026-01-15
    price $84,900
11. 2025-12-29
    status Active
12. 2025-12-15
    listed $89,000 Active

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $553 · $46/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 40 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,901
• − Mortgage interest: −$3,921
• − Property taxes: −$553
• − Insurance: −$350
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$2,036
• Taxable income: $9,017
• Est. tax owed @ 24.0%: −$2,164
• After-tax cash flow: $7,460/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: Yreka Union High
• NCES district ID: 0643410
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $34,206
• Composite: 39.28/100
• National rank: #8184
• State rank: #630 of 1400 in CA

Livability — Yreka

• Score: 60/100
• State rank: #602
• US rank: #19325

Category grades

Amenities F Commute F Cost of living B- 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: Yreka, CA
• Population (ZIP): 10,220

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 10% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 5% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -157.34%
• Current HPI: 116.3252
• 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

-21.3% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $70,000 SMLS
• 2026-01-15 Price Changed $84,900 SMLS
• 2025-12-29 Relisted — SMLS
• 2025-12-15 Listed $89,000 SMLS

Property tax history

+1.0%/yr

Latest (2021): $553 · -0.3% YoY. Source: county tax records.