10313 Brookside · Cobb, CA 95461

$194,500

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 64 Days on market

Built 1956 9,147 sqft lot $210/sqft · 9% below area Est $232k · 16% under

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Why this score? — see what drove the B 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 +28.4/30.0
• ARV discount +14.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your official escape from reality'' headquartersaka this fully renovated 3-bedroom, 1-bath cabin tucked in the Whispering Pines of Cobb Mountain. With 1,001 sq ft of updated living space on approximately 1/4 acres, this home has been redone from head to toe so you can spend less time fixing and more time relaxing. Surrounded by towering trees, it truly feels like living in a grown-up treehouse (no tree climbing required). The sunroom is perfect for morning coffee, afternoon naps, or pretending you're going to read a book while actually just enjoying the peaceful views. Whether you're looking for a weekend getaway, a full-time retreat from the hustle or an investment property, this cabin delivers charm, serenity, and just the right amount of I never want to leave.''

Key facts

• 9,147 sq ft lot
• Built 1956
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.3% in Cobb — 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 (#589 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• Middletown Unified (rural): math 24% / reading 41% proficiency, ranked #291 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 $54k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $194k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $231,607
• List price: $194,500
• Delta: -16.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17040 Edgewood Way	0.15mi	2/1.0 (-1)	872 (-6%)	2mo	$179,000	$205	77
10332 Pinewood Way	0.05mi	2/1.0 (-1)	840 (-9%)	21mo	$95,000	$113	60
10705 Gifford Spgs	0.45mi	3/2.0	1,060 (+15%)	3mo	$60,000	$57	48

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $8,391
• Equity at exit: $29,001

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $58,599
• Equity at exit: $16,817

Cash invested: $54,460 (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 95461

• Home prices YoY: -26.0%
• Active inventory: 56
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $627

Break-even live

Break-even rent $1,557

Max offer price $194,500

Occupancy floor 68%

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $194,500 Active 64 DOM
2. 2026-06-18
   days on market $194,500 Active 63 DOM
3. 2026-06-17
   days on market $194,500 Active 62 DOM
4. 2026-06-17
   price $194,500 Active 61 DOM
5. 2026-06-16
   days on market $199,000 Active 61 DOM
6. 2026-06-15
   days on market $199,000 Active 60 DOM
7. 2026-06-14
   days on market $199,000 Active 58 DOM
8. 2026-06-13
   days on market $199,000 Active 57 DOM
9. 2026-06-10
   days on market $199,000 Active 55 DOM
10. 2026-06-09
    days on market $199,000 Active 54 DOM
11. 2026-06-08
    days on market $199,000 Active 53 DOM
12. 2026-06-07
    days on market $199,000 Active 52 DOM
13. 2026-06-05
    days on market $199,000 Active 49 DOM
14. 2026-06-03
    days on market $199,000 Active 48 DOM
15. 2026-06-02
    days on market $199,000 Active 47 DOM
16. 2026-06-01
    days on market $199,000 Active 46 DOM
17. 2026-05-31
    days on market $199,000 Active 45 DOM
18. 2026-05-30
    days on market $199,000 Active 44 DOM
19. 2026-04-30
    price $199,000 786-char remark

    Show marketing remark (830 chars)

    Welcome to your official “escape from reality” headquarters—aka this fully renovated 3-bedroom, 1-bath cabin tucked in the Whispering Pines of Cobb Mountain. With 1,001 sq ft of updated living space on approximately 1/4 acres, this home has been redone from head to toe so you can spend less time fixing and more time relaxing. Surrounded by towering trees, it truly feels like living in a grown-up treehouse (no tree climbing required). The bonus sunroom is perfect for morning coffee, afternoon naps, or pretending you’re going to read a book while actually just enjoying the peaceful views. Whether you're looking for a weekend getaway, a full-time retreat from the hustle or an investment property, this cabin delivers charm, serenity, and just the right amount of “I never want to leave. ”

20. 2026-04-30
    price $199,000 830-char remark

    Show marketing remark (830 chars)

    Welcome to your official “escape from reality” headquarters—aka this fully renovated 3-bedroom, 1-bath cabin tucked in the Whispering Pines of Cobb Mountain. With 1,001 sq ft of updated living space on approximately 1/4 acres, this home has been redone from head to toe so you can spend less time fixing and more time relaxing. Surrounded by towering trees, it truly feels like living in a grown-up treehouse (no tree climbing required). The bonus sunroom is perfect for morning coffee, afternoon naps, or pretending you’re going to read a book while actually just enjoying the peaceful views. Whether you're looking for a weekend getaway, a full-time retreat from the hustle or an investment property, this cabin delivers charm, serenity, and just the right amount of “I never want to leave. ”

21. 2026-04-17
    listed $215,000 Active 786-char remark

    Show marketing remark (786 chars)

    Welcome to your official escape from reality'' headquartersaka this fully renovated 3-bedroom, 1-bath cabin tucked in the Whispering Pines of Cobb Mountain. With 1,001 sq ft of updated living space on approximately 1/4 acres, this home has been redone from head to toe so you can spend less time fixing and more time relaxing. Surrounded by towering trees, it truly feels like living in a grown-up treehouse (no tree climbing required). The sunroom is perfect for morning coffee, afternoon naps, or pretending you're going to read a book while actually just enjoying the peaceful views. Whether you're looking for a weekend getaway, a full-time retreat from the hustle or an investment property, this cabin delivers charm, serenity, and just the right amount of I never want to leave.''

22. 2026-04-16
    listed $215,000 Active 830-char remark

    Show marketing remark (830 chars)

    Welcome to your official “escape from reality” headquarters—aka this fully renovated 3-bedroom, 1-bath cabin tucked in the Whispering Pines of Cobb Mountain. With 1,001 sq ft of updated living space on approximately 1/4 acres, this home has been redone from head to toe so you can spend less time fixing and more time relaxing. Surrounded by towering trees, it truly feels like living in a grown-up treehouse (no tree climbing required). The bonus sunroom is perfect for morning coffee, afternoon naps, or pretending you’re going to read a book while actually just enjoying the peaceful views. Whether you're looking for a weekend getaway, a full-time retreat from the hustle or an investment property, this cabin delivers charm, serenity, and just the right amount of “I never want to leave. ”

23. 2026-04-16
    historical $215,000 830-char remark

    Show marketing remark (830 chars)

    Welcome to your official “escape from reality” headquarters—aka this fully renovated 3-bedroom, 1-bath cabin tucked in the Whispering Pines of Cobb Mountain. With 1,001 sq ft of updated living space on approximately 1/4 acres, this home has been redone from head to toe so you can spend less time fixing and more time relaxing. Surrounded by towering trees, it truly feels like living in a grown-up treehouse (no tree climbing required). The bonus sunroom is perfect for morning coffee, afternoon naps, or pretending you’re going to read a book while actually just enjoying the peaceful views. Whether you're looking for a weekend getaway, a full-time retreat from the hustle or an investment property, this cabin delivers charm, serenity, and just the right amount of “I never want to leave. ”

24. 2025-07-08
    soldstatus $114,000
25. 2010-08-31
    soldstatus $90,000
26. 2004-10-20
    soldstatus $175,000
27. 2003-11-20
    soldstatus $45,000

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,211
• − Mortgage interest: −$10,895
• − Property taxes: −$1,549
• − Insurance: −$972
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$5,658
• Taxable income: $4,623
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $6,416/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: Middletown Unified
• NCES district ID: 0624750
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $57,451
• Composite: 28.92/100
• National rank: #6632
• State rank: #291 of 517 in CA

Livability — Cobb

• Score: 60/100
• State rank: #589
• US rank: #19147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,265
• Population (ZIP): 3,720

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 16% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Lithuanian 6% Portuguese 4% Slovak 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 24%

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: ▼ -56.72%
• Current HPI: 161.0914
• 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

+342.2% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $199,000 BAREIS
• 2026-04-30 Price Changed $199,000 CRMLS
• 2026-04-17 Listed $215,000 BAREIS
• 2026-04-16 Listed $215,000 CRMLS
• 2026-04-16 Coming Soon $215,000 CRMLS
• 2025-07-08 Sold (Public Records) $114,000 Public Records
• 2010-08-31 Sold (Public Records) $90,000 Public Records
• 2004-10-20 Sold (Public Records) $175,000 Public Records
• 2003-11-20 Sold (Public Records) $45,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,549 · +1.2% YoY. Source: county tax records.