120 E Buel St · Montague, CA 96064

$126,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 29 Days on market

Built 1985 8,276 sqft lot Est $189k · 33% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contractor’s special! Investor and flipper opportunity located in a quiet residential neighborhood with strong upside potential for renovation, resale, or long-term rental income. The home features an open floor plan with 3 bedrooms and 1.5 bathrooms, plus a monitor heater and wood stove for heating. Garage was converted into an additional bedroom; permit status is unknown. Property will require repairs and updating, making it ideal for investors, contractors, or buyers looking to build sweat equity. With the right vision and improvements, this property could become a charming residence or profitable investment. Established neighborhood, functional layout, and value-add potential make this a project worth considering. Buyer to verify all information including permits, square footage, and condition of property. NOTE: The accuracy of this information is deemed reliable but is not guaranteed and should be independently verified.

Key facts

• Open floor plan
• Wood stove
• Converted garage

Tags

• QUIET RESIDENTIAL NEIGHBORHOOD
• OPEN FLOOR PLAN
• MONITOR HEATER
• WOOD STOVE
• CONVERTED GARAGE

Property features AI

Finance

• Other: Property condition listed as fixer/major repairs needed; Single unit residence; No ADU
• HOA & community: Community offers biking, hiking, and urban amenities

Exterior

• Parking: Garage with front entry and single door; Driveway (gravel and paved access via city streets)
• Utilities: Public/district water; Public sewer (connected); Standard electric (connected); Telephone in street
• Home design: House (single family); Single-story; Entry at main floor; R-1 zoning
• Construction: Wood construction; Composition roof; Concrete perimeter foundation; Built year per public records
• Exterior features: Back yard with lawn; Lot is level/flat; Partial wood and wire fencing; Patio (none specified); Has view

Interior

• Kitchen: Laminate countertops; Water heater unit
• Bedrooms: Three main-level bedrooms; All bedrooms on main floor; Main floor primary bedroom
• Flooring: See remarks
• Bathrooms: Two main-level bathrooms; One full bath with bathtub; One quarter bath with shower-in-tub
• Heating & cooling: Wood-burning fireplace; Free-standing fireplace in family room; Wall/window cooling
• Interior features: Laminate counters; Insulated doors; Casement windows; One-level home; Main-floor entry
• Laundry & utility: Dedicated laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#577 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B; Watch: crime D+, schools D, employment D.
• 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: 136 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 $871 of loan paydown is wiped out by about $4k 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 29 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $124,110 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $188,760
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 E Prather St	0.04mi	3/1.5	1,100 (-4%)	13mo	$235,000	$214	81
755 E Spiers St	0.07mi	3/2.0	1,178 (+3%)	22mo	$193,000	$164	72
760 E Spiers St	0.10mi	3/2.0	1,288 (+13%)	2mo	$265,000	$206	71
320 S 9th St	0.52mi	3/1.0	1,167 (+2%)	10mo	$175,000	$150	62
651 N 9th St	0.53mi	3/2.0	1,208 (+6%)	4mo	$194,500	$161	60
246 Ridgeview Dr	0.25mi	3/2.0	1,310 (+14%)	8mo	$315,000	$240	56
151 S 12th St	0.64mi	3/2.0	1,152 (+1%)	16mo	$190,000	$165	53
120 S 12th St	0.67mi	3/1.0	1,200 (+5%)	7mo	$148,000	$123	53

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,054
• Equity at exit: $18,787

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $11,005
• Equity at exit: $10,894

Cash invested: $35,280 (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 96064

• Active inventory: 136
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $210

Break-even live

Break-even rent $1,018

Max offer price $126,000

Occupancy floor 79%

Sensitivity live

Price	-10% $281	-5% $246	+0% $210	+5% $174	+10% $139
Rent	-10% $109	-5% $159	+0% $210	+5% $261	+10% $312
Rate	-1.0pp $274	-0.5pp $242	base $210	+0.5pp $177	+1.0pp $144

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $126,000 Active 29 DOM
2. 2026-06-18
   days on market $126,000 Active 28 DOM
3. 2026-06-17
   days on market $126,000 Active 27 DOM
4. 2026-06-16
   days on market $126,000 Active 26 DOM
5. 2026-06-15
   days on market $126,000 Active 25 DOM
6. 2026-06-14
   days on market $126,000 Active 23 DOM
7. 2026-06-12
   days on market $126,000 Active 22 DOM
8. 2026-06-09
   days on market $126,000 Active 19 DOM
9. 2026-06-08
   days on market $126,000 Active 18 DOM
10. 2026-06-07
    days on market $126,000 Active 17 DOM
11. 2026-06-04
    days on market $126,000 Active 13 DOM
12. 2026-06-02
    days on market $126,000 Active 12 DOM
13. 2026-06-01
    days on market $126,000 Active 11 DOM
14. 2026-05-31
    days on market $126,000 Active 10 DOM
15. 2026-05-31
    days on market $126,000 Active 9 DOM
16. 2026-05-21
    listed $126,000 Active
17. 2026-05-20
    listed $126,000 Active 945-char remark

    Show marketing remark (945 chars)

    Contractor’s special! Investor and flipper opportunity located in a quiet residential neighborhood with strong upside potential for renovation, resale, or long-term rental income. The home features an open floor plan with 3 bedrooms and 1.5 bathrooms, plus a monitor heater and wood stove for heating. Garage was converted into an additional bedroom; permit status is unknown. Property will require repairs and updating, making it ideal for investors, contractors, or buyers looking to build sweat equity. With the right vision and improvements, this property could become a charming residence or profitable investment. Established neighborhood, functional layout, and value-add potential make this a project worth considering. Buyer to verify all information including permits, square footage, and condition of property. NOTE: The accuracy of this information is deemed reliable but is not guaranteed and should be independently verified.

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/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 7/10 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 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,412
• − Mortgage interest: −$7,058
• − Property taxes: −$1,094
• − Insurance: −$630
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,665
• Taxable income: $498
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,402/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 — Montague

• Score: 60/100
• State rank: #577
• US rank: #18799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montague, CA
• Population (ZIP): 4,696

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 10% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Russian 3% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -107.26%
• Current HPI: 140.7129
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $126,000 CRMLS
• 2026-05-20 Listed $126,000 SMLS

Property tax history

+2.1%/yr

Latest (2025): $1,094 · +1.5% YoY. Source: county tax records.