29352 Roads End · McArthur, CA 96056

$175,000

3 bd · 2.0 ba · 2,083 sqft · Other public records · 121 Days on market

Built 1980 5.00 ac lot $84/sqft · 56% below area Est $327k · 46% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Appreciation +7.4/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 29352 Roads End Rd in McArthur a rare opportunity to own 5 usable acres with a 3 bedroom, 2 bathroom home built in 1980. Enjoy wide-open space, privacy, and endless potential for animals, gardening, recreation, or future expansion. The property offers the perfect blend of rural charm and functional living, ideal for those seeking a quieter pace without sacrificing comfort. Whether you're looking for a primary residence, investment, or weekend escape, this acreage property delivers space, freedom, and opportunity.

Key facts

• Privacy
• 5 usable acres
• Wide-open space

Tags

• 5 USABLE ACRES
• WIDE-OPEN SPACE
• PRIVACY
• ENDLESS POTENTIAL
• RURAL CHARM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $16 ($191/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 $157k (10.2% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#962 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A, schools B, health & safety B; Watch: housing D+, cost of living D, amenities F.
• Fall River Joint Unified (rural): math 28% / reading 35% proficiency, ranked #335 of 517 in CA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.8% local appreciation)).
• Shasta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $327,029
• List price: $175,000
• Delta: -46.49%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.81×
• Total profit: $39,602
• Equity at exit: $97,277

10-year hold

• IRR: 13.8%
• Equity multiple: 3.44×
• Total profit: $119,796
• Equity at exit: $166,342

Cash invested: $49,000 (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 96056

• Home prices YoY: 1.9%
• Active inventory: 35
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $16

Break-even live

Break-even rent $1,551

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $115	-5% $65	+0% $16	+5% $-34	+10% $-83
Rent	-10% $-108	-5% $-46	+0% $16	+5% $78	+10% $140
Rate	-1.0pp $104	-0.5pp $60	base $16	+0.5pp $-29	+1.0pp $-76

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $175,000 Active 121 DOM
2. 2026-06-18
   days on market $175,000 Active 120 DOM
3. 2026-06-17
   days on market $175,000 Active 119 DOM
4. 2026-06-16
   days on market $175,000 Active 118 DOM
5. 2026-06-15
   days on market $175,000 Active 117 DOM
6. 2026-06-14
   days on market $175,000 Active 115 DOM
7. 2026-06-12
   days on market $175,000 Active 114 DOM
8. 2026-06-09
   days on market $175,000 Active 111 DOM
9. 2026-06-08
   days on market $175,000 Active 110 DOM
10. 2026-06-07
    days on market $175,000 Active 109 DOM
11. 2026-06-07
    days on market $175,000 Active 108 DOM
12. 2026-06-04
    days on market $175,000 Active 105 DOM
13. 2026-06-02
    days on market $175,000 Active 104 DOM
14. 2026-06-01
    days on market $175,000 Active 103 DOM
15. 2026-05-31
    days on market $175,000 Active 102 DOM
16. 2026-05-31
    days on market $175,000 Active 101 DOM
17. 2026-04-23
    price $175,000 530-char remark

    Show marketing remark (530 chars)

    Welcome to 29352 Roads End Rd in McArthur a rare opportunity to own 5 usable acres with a 3 bedroom, 2 bathroom home built in 1980. Enjoy wide-open space, privacy, and endless potential for animals, gardening, recreation, or future expansion. The property offers the perfect blend of rural charm and functional living, ideal for those seeking a quieter pace without sacrificing comfort. Whether you're looking for a primary residence, investment, or weekend escape, this acreage property delivers space, freedom, and opportunity.

18. 2026-02-18
    listed $185,000 Active 530-char remark

    Show marketing remark (530 chars)

    Welcome to 29352 Roads End Rd in McArthur a rare opportunity to own 5 usable acres with a 3 bedroom, 2 bathroom home built in 1980. Enjoy wide-open space, privacy, and endless potential for animals, gardening, recreation, or future expansion. The property offers the perfect blend of rural charm and functional living, ideal for those seeking a quieter pace without sacrificing comfort. Whether you're looking for a primary residence, investment, or weekend escape, this acreage property delivers space, freedom, and opportunity.

19. 2018-12-26
    soldstatus $215,000 411-char remark

    Show marketing remark (411 chars)

    Your chance to have peace & serenity! Very private 5 acres not far from town on well treed acreage. Unique and well cared for 2 story home has 3 bedrooms, 2 baths, 2 separate living room areas, wood stove and propane fireplace heat, granite counters & new Solar panels & batteries in 2016! A new roof in 2011 & new exterior paint/back up generator in 2017. Come make this home your own.

20. 2018-12-26
    soldstatus $215,000

    Show marketing remark (411 chars)

    Your chance to have peace & serenity! Very private 5 acres not far from town on well treed acreage. Unique and well cared for 2 story home has 3 bedrooms, 2 baths, 2 separate living room areas, wood stove and propane fireplace heat, granite counters & new Solar panels & batteries in 2016! A new roof in 2011 & new exterior paint/back up generator in 2017. Come make this home your own.

21. 2018-04-27
    listed $249,000 411-char remark

    Show marketing remark (411 chars)

    Your chance to have peace & serenity! Very private 5 acres not far from town on well treed acreage. Unique and well cared for 2 story home has 3 bedrooms, 2 baths, 2 separate living room areas, wood stove and propane fireplace heat, granite counters & new Solar panels & batteries in 2016! A new roof in 2011 & new exterior paint/back up generator in 2017. Come make this home your own.

22. 2017-08-10
    listed $259,000
23. 2010-08-26
    soldstatus $90,000
24. 2004-10-15
    soldstatus $101,000

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,852
• − Mortgage interest: −$9,803
• − Property taxes: −$2,815
• − Insurance: −$875
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$5,091
• Taxable loss: −$2,748
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $850/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: Fall River Joint Unified
• NCES district ID: 0613470
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $40,991
• Composite: 26.57/100
• National rank: #7186
• State rank: #335 of 517 in CA

Livability — McArthur

• Score: 53/100
• State rank: #962
• US rank: #24501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,535

Population outlook (Shasta County) Hauer SSP2

• Today (2025): 179,231 people
• By 2030: 176,953 · -1.3%
• By 2040: 169,982 · -5.2%
• By 2050: 162,547 · -9.3%
• By 2075: 145,649 · -18.7%
• By 2100: 123,025 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Asian 9% Hispanic / Latino 7% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Chinese 4% Other Indo-European 3% Spanish 2%

Political lean MEDSL · Shasta

• 2024 margin: Solid R (+36.5) · D 30.5% · R 67.0% · Other 2.5%
• 2008→2024 swing: -10.7pp toward R · 2008: -25.8pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+33.1 2016: R+37.4 2012: R+30.3 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.82%
• Current HPI: 264.53
• 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

+73.3% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $175,000 FRESNOMLS
• 2026-02-18 Listed $185,000 FRESNOMLS
• 2018-12-26 Sold (Public Records) $215,000 Public Records
• 2018-12-26 Sold (MLS) $215,000 SAOR
• 2018-04-27 Listed $249,000 SAOR
• 2017-08-10 Listed $259,000 SAOR
• 2010-08-26 Sold (Public Records) $90,000 Public Records
• 2004-10-15 Sold (Public Records) $101,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,815 · +1.9% YoY. Source: county tax records.