1227 Eddy Dr · Mount Shasta, CA 96067

$599,000

3 bd · 2.0 ba · 2,325 sqft · SingleFamily public records · 356 Days on market

Built 1991 2.52 ac lot Est $609k · at est.

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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 +22.8/30.0
• ARV discount +8.2/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• 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

YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

Key facts

• Custom cabinetry
• Quartz countertops
• Custom designed home

Tags

• CUSTOM DESIGNED HOME
• STUNNING KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• LIKE-NEW APPLIANCES
• PICTURESQUE WINDOWS

Property features AI

Finance

• Other: Single-family home (1 total unit); No accessory dwelling unit (ADU)
• HOA & community: Rural community with nearby outdoor recreation: biking, fishing, hiking, watersports, lake access, golf, parks, mountainous terrain, access to BLM/National Forest

Exterior

• Parking: Attached garage with front entry; 2 garage spaces (2 total parking spaces); See remarks for additional parking details
• Utilities: Electricity on property / connected; Propane available; Well water; Septic tank
• Home design: House; Two stories; Main floor entry; Turnkey condition
• Construction: Hardie Plank and wood exterior; Composition roof; Concrete perimeter foundation; Built (year source: assessor)
• Exterior features: Front porch; Deck; Partial fencing; Shop / outbuilding; Has a view; Gentle slope lot; 0-1 unit per acre

Interior

• Kitchen: Dishwasher; Double oven; Freezer; Garbage disposal; Microwave; Propane range; Refrigerator; Breakfast counter/bar; Formal dining room; Kitchen open to family room; Quartz counters
• Bedrooms: Main floor primary bedroom; Walk-in closet; Two levels (one bedroom on the main level)
• Flooring: Carpet; Vinyl; Additional flooring details (see remarks)
• Bathrooms: Two full bathrooms; Main floor full bath; Separate tub and shower; Bathtub and shower; Exhaust fan(s)
• Heating & cooling: Heat pump; Propane heating; Central air conditioning
• Interior features: Built-in storage and shelving; Ceiling fans; Living room deck attached; Open floor plan; Quartz counters; Recessed lighting; Additional storage space; Tile counters; Double-pane windows; Blinds
• Laundry & utility: Washer and dryer included; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $4k of loan paydown is wiped out by about $18k 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 356 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $130k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $298k; list at $599k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 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. 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 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: 1.02% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $609,150
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Village Way	0.34mi	4/3.0 (+1)	2,192 (-6%)	11mo	$575,000	$262	56

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-30,891
• Equity at exit: $89,313

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $57,962
• Equity at exit: $51,791

Cash invested: $167,720 (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 96067

• Active inventory: 117
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,111 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,283
• Net cashflow: $1,041

Break-even live

Break-even rent $4,793

Max offer price $599,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,380	-5% $1,210	+0% $1,041	+5% $871	+10% $702
Rent	-10% $558	-5% $800	+0% $1,041	+5% $1,282	+10% $1,524
Rate	-1.0pp $1,343	-0.5pp $1,193	base $1,041	+0.5pp $886	+1.0pp $728

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 S Washington Dr Mount Shasta, CA	3.0	3.0	1697	$4,000	$2.36	22d	1	0.73mi
1726 Cold Creek Cir Mount Shasta, CA	3.0	3.0	2403	$8,000	$3.33	22d	1	0.86mi

Listing history 27 events

1. 2026-06-21
   days on market $599,000 Active 356 DOM
2. 2026-06-19
   days on market $599,000 Active 354 DOM
3. 2026-06-18
   days on market $599,000 Active 353 DOM
4. 2026-06-17
   days on market $599,000 Active 352 DOM
5. 2026-06-16
   days on market $599,000 Active 351 DOM
6. 2026-06-15
   days on market $599,000 Active 350 DOM
7. 2026-06-14
   days on market $599,000 Active 348 DOM
8. 2026-06-12
   days on market $599,000 Active 347 DOM
9. 2026-06-09
   days on market $599,000 Active 344 DOM
10. 2026-06-08
    days on market $599,000 Active 343 DOM
11. 2026-06-07
    days on market $599,000 Active 342 DOM
12. 2026-06-07
    days on market $599,000 Active 341 DOM
13. 2026-06-04
    days on market $599,000 Active 338 DOM
14. 2026-06-02
    days on market $599,000 Active 337 DOM
15. 2026-06-01
    days on market $599,000 Active 336 DOM
16. 2026-05-31
    days on market $599,000 Active 335 DOM
17. 2026-05-31
    days on market $599,000 Active 334 DOM
18. 2026-05-14
    price $599,000

    Show marketing remark (1191 chars)

    YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

19. 2026-05-14
    price $599,000 1191-char remark

    Show marketing remark (1191 chars)

    YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

20. 2026-03-10
    price $685,000 1191-char remark

    Show marketing remark (1191 chars)

    YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

21. 2025-11-18
    status Active
22. 2025-11-16
    historical
23. 2025-08-27
    price $699,900

    Show marketing remark (1191 chars)

    YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

24. 2025-08-27
    price $699,900 1191-char remark

    Show marketing remark (1191 chars)

    YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

25. 2025-06-28
    listed $729,000 Active
26. 2025-06-26
    listed $729,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    YOUR NEW HOME IS READY TO MOVE IN! This custom designed 3 bedroom/2 bath home on 2.5 acres offers space, comfort, and style in a tranquil setting. The heart of the home is the stunning kitchen featuring quartz countertops, custom cabinetry, and like-new appliances—all seamlessly connected to the spacious living and dining areas. The dining room boasts picturesque windows that fill the space with natural light, while the living room features a fireplace and custom built-ins. Custom Hunter Douglas blinds throughout. The primary bedroom provides privacy and comfort with access to the deck, and the lower level includes two additional bedrooms, a dedicated office space, and abundant storage. Enjoy the outdoors relaxing on the deck or from your private hot tub. Fenced area for pets and detached workshop with wood stove - ideal for hobbies or studio. A covered breezeway connects to the attached 2 car garage. Washer, dryer, fridge, freezer and whole house generator included. Turn-key and ready for you to make it your own! Some photos have been virtually staged for illustrative purposes. May meet requirements for short term rental but buyer to verify with county of Siskiyou.

27. 2001-04-18
    soldstatus $298,000

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $4,750 · $396/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 5/10 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: $73,330
• − Mortgage interest: −$33,553
• − Property taxes: −$4,750
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,866
• − Management: −$5,866
• − Depreciation: −$17,425
• Taxable income: $2,873
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $11,801/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

+101.0% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $599,000 CRMLS
• 2026-05-14 Price Changed $599,000 SMLS
• 2026-03-10 Price Changed $685,000 SMLS
• 2025-11-18 Relisted — CRMLS
• 2025-11-16 Listing Removed — CRMLS
• 2025-08-27 Price Changed $699,900 CRMLS
• 2025-08-27 Price Changed $699,900 SMLS
• 2025-06-28 Listed $729,000 CRMLS
• 2025-06-26 Listed $729,000 SMLS
• 2001-04-18 Sold (Public Records) $298,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,750 · +1.7% YoY. Source: county tax records.