1221 Woodland Park Dr · Mount Shasta, CA 96067

$440,000

2 bd · 2.5 ba · 2,187 sqft · SingleFamily public records · 52 Days on market

Built 1980 0.80 ac lot Est $630k · 30% under ↓ 8% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Dated Family Home on beautiful . 8 acre parcel. Offering 3 bedrooms, 2.5 baths in 2187 sq ft. as noted by County records. Attached 2 car garage, plus detached 2 car garage/shop/barn, storage/ RV canopy, and wood/storage shed. Appliances included. Unsure if the built in microwave and oven work The clothes washer does not work. A new pump was installed in the well 3/17/2025. Large Schrader Woodstove located just where it should be in the heart of the home. The panty has a ridiculous amount of storage. Trustees are selling this property "as is", may need a new roof, however, no current evidence of leaking. Loads of paved off street parking. Gardening areas, and a small greenhouse in

Key facts

• 8 acre parcel
• Wood storage shed
• 0.8 acre lot

Tags

• 8 ACRE PARCEL
• ATTACHED 2 CAR GARAGE
• DETACHED 2 CAR GARAGE
• WOOD STORAGE SHED
• LARGE SCHRADER WOODSTOVE
• PAVED OFF STREET PARKING

Property features AI

Exterior

• Parking: Attached garage; 4 garage spaces
• Home design: Single-family residence; One story
• Construction: Cement siding; Composition roof
• Exterior features: Garden; Patio; Workshop

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Interior features: Central vacuum; Pantry; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $440k).
• Recommended offer: $427k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.1% 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.
• Zoned schools: Mt. Shasta Elementary (math 34% / reading 34%, grade F, #719 of 1,571 statewide, top 48%, 194 students, 51% FRL); Sisson (math 38% / reading 59%, grade C-, #109 of 498 statewide, top 22%, 270 students, 44% FRL); Mount Shasta High (math 15% / reading 64%, grade F, #520 of 1,170 statewide, top 45%, 266 students, 30% FRL) — zoned schools average 42% FRL vs 12% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 117 active listings in the ZIP; 2 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $123k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $426,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.45% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.73%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $629,856
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Woodland Park Dr	0.13mi	3/2.0 (+1)	2,038 (-7%)	10mo	$485,000	$238	67
848 Mac Ln	0.51mi	2/2.5	1,858 (-15%)	2mo	$675,000	$363	50
902 Meadow Valley Dr	0.44mi	3/2.0 (+1)	1,985 (-9%)	10mo	$571,200	$288	49

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $64,305
• Equity at exit: $65,605

10-year hold

• IRR: 22.0%
• Equity multiple: 2.87×
• Total profit: $230,673
• Equity at exit: $38,043

Cash invested: $123,200 (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: 117
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $6,394 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$432 /mo · $5,182/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,343
• Net cashflow: $2,129

Break-even live

Break-even rent $3,699

Max offer price $440,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,378	-5% $2,253	+0% $2,129	+5% $2,004	+10% $1,880
Rent	-10% $1,624	-5% $1,876	+0% $2,129	+5% $2,381	+10% $2,634
Rate	-1.0pp $2,350	-0.5pp $2,241	base $2,129	+0.5pp $2,015	+1.0pp $1,899

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 N Old Stage Rd Mount Shasta, CA	3.0	2.0	2527	$6,750	$2.67	15d	1	0.68mi
940 Douglas Ln Mount Shasta, CA	3.0	3.0	2526	$6,000	$2.38	22d	1	0.75mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-08
   price $440,000
3. 2026-03-28
   listed $480,000 Active

ⓘ 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: $5,182 · $432/mo
• Projected year-2 tax: $5,182 · $432/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 17 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: $76,729
• − Mortgage interest: −$24,647
• − Property taxes: −$5,182
• − Insurance: −$2,200
• − Repairs & maintenance: −$6,138
• − Management: −$6,138
• − Depreciation: −$12,800
• Taxable income: $19,623
• Est. tax owed @ 24.0%: −$4,710
• After-tax cash flow: $20,835/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

-8.3% since first listed

3 events — show timeline

• 2026-05-19 Pending — SMLS
• 2026-05-08 Price Changed $440,000 SMLS
• 2026-03-28 Listed $480,000 SMLS

Property tax history

+7.5%/yr

Latest (2025): $5,182 · +88.9% YoY. Source: county tax records.