1227 Eddy Dr

Mount Shasta, CA 96067

$599,000C

3 bd · 2.0 ba · 2,325 sqft · Built 1991 · SingleFamily · Active · 357 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $6,111/mo
• Mortgage (P&I): −$3,141
• Tax + insurance: −$645
• HOA: −$0
• Vac / Maint / Mgmt: −$1,283
• Net cashflow: $1,041/mo
• Annual: $12,491/yr
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• 1% rule: 1.02%
• Cash to close: $167,720

Investor read

• This is a 3-bed/2.0-bath single-family listed at $599k.
• 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).
• It's been on market 357 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• 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.
• 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).
• Siskiyou County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.