110 Squaw Valley Rd · McCloud, CA 96057

$699,000

0 bd · 4.0 ba · 0 sqft · MultiFamily public records · 50 Days on market

Built 1900 2.50 ac lot ↓ 28% 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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Historic McCloud Barn- Mixed-Use Investment Property 20,000SF Commercial and Residential complex on two acres built in 1900. This beautifully preserved timber barn has been thoughtfully converted into a thriving mixed-use facility. Currently generating income from multiple tenants, this property offers significant potential for further development. Presently the property hosts two well-maintained residential apartments, each offering two bedrooms. The only year-round restaurant and brewpub operate on-site, alongside an established hair salon. Additional commercial spaces are available for immediate lease, not to mention the property maintains an active storage license providing steady suppl

Key facts

• Brewpub
• Timber barn
• Two acres

Tags

• MIXED-USE INVESTMENT PROPERTY
• TIMBER BARN
• TWO ACRES
• YEAR-ROUND RESTAURANT
• BREWPUB
• ESTABLISHED HAIR SALON

Property features AI

Exterior

• Parking: 20 total parking spaces; Guest parking; Boat parking; Oversized parking; RV access/parking
• Utilities: Utilities information not detailed
• Home design: Single-family residence; One and two story configuration
• Construction: Wood siding and fiber cement (HardiPlank-type) exterior; Slab foundation; Year built not provided
• Exterior features: Metal roof; Gravel road access; City lot, mostly level; Property has a view

Interior

• Kitchen: Cooktop; Refrigerator; Dishwasher not listed
• Flooring: Tile; Carpet; Laminate
• Bathrooms: Three full bathrooms; Two half bathrooms
• Heating & cooling: Heating present; No central cooling
• Interior features: Wood-burning fireplace; Tile, carpet, and laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $699k).
• Recommended offer: $678k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#636 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing B+; Watch: crime F, amenities F, commute 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: 135 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

• In year one you build about $75k of equity ($5k loan paydown + $70k appreciation (10.0% local appreciation)).
• Siskiyou County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $678,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301-305 Main St	0.29mi	—/3.0	1,100	4mo	$205,000	$186	66
328 Main St	0.32mi	—/2.0	4,000	21mo	$260,000	$65	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $455,178
• Equity at exit: $629,715

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $1,281,336
• Equity at exit: $1,358,003

Cash invested: $195,720 (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 96057

• Active inventory: 135
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$401 /mo · $4,809/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $1,172

Break-even live

Break-even rent $5,516

Max offer price $699,000

Occupancy floor 78%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,000
Total (2 units)			$7,000

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Shasta Ave McCloud, CA	3.0	2.0	1344	$3,500	$2.60	13d	1	0.34mi

Listing history 22 events

1. 2026-06-19
   days on market $699,000 Active 50 DOM
2. 2026-06-18
   days on market $699,000 Active 49 DOM
3. 2026-06-17
   days on market $699,000 Active 48 DOM
4. 2026-06-16
   days on market $699,000 Active 47 DOM
5. 2026-06-15
   days on market $699,000 Active 46 DOM
6. 2026-06-14
   days on market $699,000 Active 44 DOM
7. 2026-06-12
   days on market $699,000 Active 43 DOM
8. 2026-06-09
   days on market $699,000 Active 40 DOM
9. 2026-06-08
   days on market $699,000 Active 39 DOM
10. 2026-06-07
    days on market $699,000 Active 38 DOM
11. 2026-06-07
    days on market $699,000 Active 37 DOM
12. 2026-06-04
    days on market $699,000 Active 34 DOM
13. 2026-06-02
    days on market $699,000 Active 33 DOM
14. 2026-06-01
    days on market $699,000 Active 32 DOM
15. 2026-05-31
    days on market $699,000 Active 31 DOM
16. 2026-05-31
    days on market $699,000 Active 30 DOM
17. 2026-04-30
    listed $699,000 Active
18. 2025-11-20
    listed $699,000 Active
19. 2025-06-19
    price $695,000
20. 2024-11-19
    listed $795,000 Active
21. 2023-10-11
    price $975,000
22. 2023-10-11
    price $975,000

ⓘ 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: $4,809 · $401/mo
• Projected year-2 tax: $5,312 · $443/mo
• Expected delta: +$503/yr (+$42/mo · 10.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $84,000
• − Mortgage interest: −$39,155
• − Property taxes: −$4,809
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$20,335
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $13,404/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 — McCloud

• Score: 59/100
• State rank: #636
• US rank: #20040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCloud, CA
• Population (ZIP): 1,076

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 (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 6% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Russian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Other Asian/Pacific 1% Spanish 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: ▲ 147.64%
• Current HPI: 490.68
• 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

-28.3% since first listed

6 events — show timeline

• 2026-04-30 Listed $699,000 SAOR
• 2025-11-20 Listed $699,000 SAOR
• 2025-06-19 Price Changed $695,000 SAOR
• 2024-11-19 Listed $795,000 SAOR
• 2023-10-11 Price Changed $975,000 SMLS
• 2023-10-11 Price Changed $975,000 SMLS