1539 Eddy Dr · Mount Shasta, CA 96067

$795,000

4 bd · 3.0 ba · 3,082 sqft · SingleFamily public records · 446 Days on market

Built 1976 2.80 ac lot

---

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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Magical Tudor home set in enchanted forest of 2.8 acres. Massive living room with wood stove set with large windows to capture the views. Family room with wood floors and deck. Sunny kitchen with lots of cupboard space. Lots of open wood beams and cross wood beams - two dormer bedrooms upstairs with large tudor windows. two bedrooms and family room downstairs. Two car garage. Lots of inspections have been done as well as repairs, new carpets, paint, etc.

Key facts

• Arched tudor windows
• Towering pines
• Tudor style home

Tags

• TUDOR STYLE HOME
• NEWLY REMODELED KITCHEN
• EXPOSED WOOD BEAM CEILINGS
• ARCHED TUDOR WINDOWS
• TRANQUIL FOREST VIEWS
• TOWERING PINES

Property features AI

Finance

• Other: Approximately 2.8 acres; Lot dimensions roughly 230 x 550 x 230 x 589; Zoning: RRB2.5

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic system
• Home design: Single-family residence; 3 stories
• Construction: Stucco and wood siding; Composition roof
• Exterior features: Deck

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Heating & cooling: Wood stove heating
• Interior features: Vaulted ceilings; Kitchen island; Two fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $795k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $795k).
• Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.8% in Mount Shasta — 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 64/100 on livability (#405 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing C-, employment D+, crime F.
• Siskiyou Union High (rural): math 25% / reading 55% proficiency, ranked #763 of 1,400 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $24k 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 446 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $185k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $334k; list at $795k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $699,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.01% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-36,135
• Equity at exit: $118,537

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $87,142
• Equity at exit: $68,737

Cash invested: $222,600 (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 96067

• Active inventory: 116
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $8,000 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$360 /mo · $4,322/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $1,460

Break-even live

Break-even rent $6,152

Max offer price $795,000

Occupancy floor 77%

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Cold Creek Cir Mount Shasta, CA	3.0	3.0	2403	$8,000	$3.33	21d	1	0.62mi

Listing history 26 events

1. 2026-06-19
   days on market $795,000 Active 446 DOM
2. 2026-06-18
   days on market $795,000 Active 445 DOM
3. 2026-06-17
   days on market $795,000 Active 444 DOM
4. 2026-06-16
   days on market $795,000 Active 443 DOM
5. 2026-06-15
   days on market $795,000 Active 442 DOM
6. 2026-06-14
   days on market $795,000 Active 440 DOM
7. 2026-06-12
   days on market $795,000 Active 439 DOM
8. 2026-06-09
   days on market $795,000 Active 436 DOM
9. 2026-06-08
   days on market $795,000 Active 435 DOM
10. 2026-06-07
    days on market $795,000 Active 434 DOM
11. 2026-06-07
    days on market $795,000 Active 433 DOM
12. 2026-06-04
    days on market $795,000 Active 430 DOM
13. 2026-06-02
    days on market $795,000 Active 429 DOM
14. 2026-06-01
    days on market $795,000 Active 428 DOM
15. 2026-05-31
    days on market $795,000 Active 427 DOM
16. 2026-05-31
    days on market $795,000 Active 426 DOM
17. 2026-02-03
    price $795,000
18. 2025-09-25
    status Active
19. 2025-09-25
    price $849,000
20. 2025-07-25
    price $895,000
21. 2025-04-28
    price $949,999
22. 2025-03-24
    listed $980,000 Active
23. 2014-09-25
    soldstatus $334,000 458-char remark

    Show marketing remark (458 chars)

    Magical Tudor home set in enchanted forest of 2.8 acres. Massive living room with wood stove set with large windows to capture the views. Family room with wood floors and deck. Sunny kitchen with lots of cupboard space. Lots of open wood beams and cross wood beams - two dormer bedrooms upstairs with large tudor windows. two bedrooms and family room downstairs. Two car garage. Lots of inspections have been done as well as repairs, new carpets, paint, etc.

24. 2014-08-22
    listed $339,000 458-char remark

    Show marketing remark (458 chars)

    Magical Tudor home set in enchanted forest of 2.8 acres. Massive living room with wood stove set with large windows to capture the views. Family room with wood floors and deck. Sunny kitchen with lots of cupboard space. Lots of open wood beams and cross wood beams - two dormer bedrooms upstairs with large tudor windows. two bedrooms and family room downstairs. Two car garage. Lots of inspections have been done as well as repairs, new carpets, paint, etc.

25. 2014-03-31
    historical
26. 2013-06-27
    listed $449,000

ⓘ 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: $4,322 · $360/mo
• Projected year-2 tax: $6,042 · $504/mo
• Expected delta: +$1,720/yr (+$143/mo · 39.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,000
• − Mortgage interest: −$44,532
• − Property taxes: −$4,322
• − Insurance: −$3,975
• − Repairs & maintenance: −$7,680
• − Management: −$7,680
• − Depreciation: −$23,127
• Taxable income: $4,684
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $16,390/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: Siskiyou Union High
• NCES district ID: 0636940
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $39,293
• Composite: 35.84/100
• National rank: #9605
• State rank: #763 of 1400 in CA

Livability — Mount Shasta

• Score: 64/100
• State rank: #405
• US rank: #13833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,800
• Population (ZIP): 7,800

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 9% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Russian 2% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% Chinese 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: ▼ -227.87%
• Current HPI: 115.4662
• 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

+77.1% since first listed

10 events — show timeline

• 2026-02-03 Price Changed $795,000 SMLS
• 2025-09-25 Relisted — SMLS
• 2025-09-25 Price Changed $849,000 SMLS
• 2025-07-25 Price Changed $895,000 SMLS
• 2025-04-28 Price Changed $949,999 SMLS
• 2025-03-24 Listed $980,000 SMLS
• 2014-09-25 Sold (MLS) $334,000 SMLS
• 2014-08-22 Listed $339,000 SMLS
• 2014-03-31 Listing Removed — CRMLS
• 2013-06-27 Listed $449,000 CRMLS

Property tax history

+0.5%/yr

Latest (2025): $4,322 · +1.7% YoY. Source: county tax records.