462-770 - Rainbow Dr · Clear Creek, CA 96137

$184,900

1 bd · 1.0 ba · 528 sqft · SingleFamily public records · 28 Days on market

Built 2017 8,712 sqft lot

---

Why this score? — see what drove the D 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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +3.4/10.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This little gem of a cabin is move-in ready! Owners have done a complete rebuild and all is permitted on this Fire Hardened cabin. Custom woodwork and finishes galore! Bosch Refrigerator and Dishwasher, GE Gas Stove/Oven. Beautiful Quartz Counter-tops and a big Farmhousestyle sink. Extra insulation and the Dual Pane window panes are tempered. On-demand water heater. Certificate of Occupancy issued August 2017. Home has water-proof laminate flooring, a very efficient Wood-Stove plus a Mini-split heater/AC, so you will be comfortable year round. New septic installed 2017. Roomy lot is level and there is plenty of room for your lake toys, ATV's, RV and more. Located 3 miles from Lake Almanor and a short walk gets you to some pretty great fishing spots! Nice Community Park, too! Come take a look at this great little log style cabin! You will be impressed!

Key facts

• Modern updates
• Updated flooring
• Granite countertops

Tags

• FULLY FURNISHED CABIN
• MODERN UPDATES
• FIRE-HARDENED CONSTRUCTION
• UPDATED FLOORING
• REFRESHED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Has a carport (1 space)
• Utilities: Public water; Public sewer; Other utilities available
• Home design: Single-family residence; One level
• Construction: Wood siding; Slab foundation; Built with composition roofing
• Exterior features: Composition roof; Level lot; Asphalt road access; Has a view

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: 1 total room (see listing for specific bedroom layout)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless cooling; Heating provided by wall furnace and wood stove
• Interior features: Dishwasher; Refrigerator; Laminate flooring; Wood-burning stove fireplace in the family room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-58 ($-695/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (21.8% below list).
• Recommended offer: $145k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#1,096 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: employment D+, cost of living D+, crime F.
• Westwood Unified (rural): math 30% / reading 35% proficiency, ranked #995 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fletcher Walker Elementary (math 5% / reading 24%, grade F, #1,420 of 1,571 statewide, top 91%, 89 students, 80% FRL); Westwood High (math 15% / reading 44%, grade F, #723 of 1,170 statewide, top 64%, 85 students, 69% FRL) — zoned schools average 75% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 240 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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

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

Recommended offer $144,593 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $3,177
• Equity at exit: $66,777

10-year hold

• IRR: 5.6%
• Equity multiple: 1.71×
• Total profit: $36,929
• Equity at exit: $91,639

Cash invested: $51,772 (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 96137

• Home prices YoY: 0.9%
• Active inventory: 240
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-58

Break-even live

Break-even rent $1,519

Max offer price $174,663

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-6	+0% $-58	+5% $-110	+10% $-163
Rent	-10% $-172	-5% $-115	+0% $-58	+5% $-1	+10% $56
Rate	-1.0pp $35	-0.5pp $-11	base $-58	+0.5pp $-106	+1.0pp $-155

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   status $184,900 Pending 28 DOM
2. 2026-06-19
   days on market $184,900 Active 28 DOM
3. 2026-06-18
   days on market $184,900 Active 27 DOM
4. 2026-06-17
   days on market $184,900 Active 26 DOM
5. 2026-06-16
   days on market $184,900 Active 25 DOM
6. 2026-06-15
   days on market $184,900 Active 24 DOM
7. 2026-06-14
   days on market $184,900 Active 22 DOM
8. 2026-06-12
   days on market $184,900 Active 21 DOM
9. 2026-06-09
   days on market $184,900 Active 18 DOM
10. 2026-06-08
    days on market $184,900 Active 17 DOM
11. 2026-06-07
    days on market $184,900 Active 16 DOM
12. 2026-06-04
    days on market $184,900 Active 12 DOM
13. 2026-06-02
    days on market $184,900 Active 11 DOM
14. 2026-06-01
    days on market $184,900 Active 10 DOM
15. 2026-05-31
    days on market $184,900 Active 9 DOM
16. 2026-05-31
    days on market $184,900 Active 8 DOM
17. 2026-05-22
    listed $184,900 Active
18. 2022-12-01
    soldstatus $167,500 Closed 869-char remark

    Show marketing remark (869 chars)

    This little gem of a cabin is move-in ready! Owners have done a complete rebuild and all is permitted on this Fire Hardened cabin. Custom woodwork and finishes galore! Bosch Refrigerator and Dishwasher, GE Gas Stove/Oven. Beautiful Quartz Counter-tops and a big Farmhousestyle sink. Extra insulation and the Dual Pane window panes are tempered. On-demand water heater. Certificate of Occupancy issued August 2017. Home has water-proof laminate flooring, a very efficient Wood-Stove plus a Mini-split heater/AC, so you will be comfortable year round. New septic installed 2017. Roomy lot is level and there is plenty of room for your lake toys, ATV's, RV and more. Located 3 miles from Lake Almanor and a short walk gets you to some pretty great fishing spots! Nice Community Park, too! Come take a look at this great little log style cabin! You will be impressed!

19. 2022-12-01
    soldstatus $167,500

    Show marketing remark (869 chars)

    This little gem of a cabin is move-in ready! Owners have done a complete rebuild and all is permitted on this Fire Hardened cabin. Custom woodwork and finishes galore! Bosch Refrigerator and Dishwasher, GE Gas Stove/Oven. Beautiful Quartz Counter-tops and a big Farmhousestyle sink. Extra insulation and the Dual Pane window panes are tempered. On-demand water heater. Certificate of Occupancy issued August 2017. Home has water-proof laminate flooring, a very efficient Wood-Stove plus a Mini-split heater/AC, so you will be comfortable year round. New septic installed 2017. Roomy lot is level and there is plenty of room for your lake toys, ATV's, RV and more. Located 3 miles from Lake Almanor and a short walk gets you to some pretty great fishing spots! Nice Community Park, too! Come take a look at this great little log style cabin! You will be impressed!

20. 2022-11-10
    status Pending 869-char remark

    Show marketing remark (869 chars)

    This little gem of a cabin is move-in ready! Owners have done a complete rebuild and all is permitted on this Fire Hardened cabin. Custom woodwork and finishes galore! Bosch Refrigerator and Dishwasher, GE Gas Stove/Oven. Beautiful Quartz Counter-tops and a big Farmhousestyle sink. Extra insulation and the Dual Pane window panes are tempered. On-demand water heater. Certificate of Occupancy issued August 2017. Home has water-proof laminate flooring, a very efficient Wood-Stove plus a Mini-split heater/AC, so you will be comfortable year round. New septic installed 2017. Roomy lot is level and there is plenty of room for your lake toys, ATV's, RV and more. Located 3 miles from Lake Almanor and a short walk gets you to some pretty great fishing spots! Nice Community Park, too! Come take a look at this great little log style cabin! You will be impressed!

21. 2022-10-30
    price $175,000 869-char remark

    Show marketing remark (869 chars)

    This little gem of a cabin is move-in ready! Owners have done a complete rebuild and all is permitted on this Fire Hardened cabin. Custom woodwork and finishes galore! Bosch Refrigerator and Dishwasher, GE Gas Stove/Oven. Beautiful Quartz Counter-tops and a big Farmhousestyle sink. Extra insulation and the Dual Pane window panes are tempered. On-demand water heater. Certificate of Occupancy issued August 2017. Home has water-proof laminate flooring, a very efficient Wood-Stove plus a Mini-split heater/AC, so you will be comfortable year round. New septic installed 2017. Roomy lot is level and there is plenty of room for your lake toys, ATV's, RV and more. Located 3 miles from Lake Almanor and a short walk gets you to some pretty great fishing spots! Nice Community Park, too! Come take a look at this great little log style cabin! You will be impressed!

22. 2022-10-05
    listed $189,500 Active 869-char remark

    Show marketing remark (869 chars)

    This little gem of a cabin is move-in ready! Owners have done a complete rebuild and all is permitted on this Fire Hardened cabin. Custom woodwork and finishes galore! Bosch Refrigerator and Dishwasher, GE Gas Stove/Oven. Beautiful Quartz Counter-tops and a big Farmhousestyle sink. Extra insulation and the Dual Pane window panes are tempered. On-demand water heater. Certificate of Occupancy issued August 2017. Home has water-proof laminate flooring, a very efficient Wood-Stove plus a Mini-split heater/AC, so you will be comfortable year round. New septic installed 2017. Roomy lot is level and there is plenty of room for your lake toys, ATV's, RV and more. Located 3 miles from Lake Almanor and a short walk gets you to some pretty great fishing spots! Nice Community Park, too! Come take a look at this great little log style cabin! You will be impressed!

23. 2016-03-11
    soldstatus $18,800 81-char remark

    Show marketing remark (81 chars)

    GREAT LOT BONUS 2 X CAR GARAGE / STORAGE. BUILD OR JUST HAVE FOR THE STORAGE!!!

24. 2014-07-11
    listed $18,800 81-char remark

    Show marketing remark (81 chars)

    GREAT LOT BONUS 2 X CAR GARAGE / STORAGE. BUILD OR JUST HAVE FOR THE STORAGE!!!

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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 5/10 Major FEMA zone X (unshaded) · 61% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,351
• − Mortgage interest: −$10,357
• − Property taxes: −$1,843
• − Insurance: −$924
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$5,379
• Taxable loss: −$3,928
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $247/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: Westwood Unified
• NCES district ID: 0642300
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,831
• Composite: 29.93/100
• National rank: #11664
• State rank: #995 of 1400 in CA

Livability — Clear Creek

• Score: 51/100
• State rank: #1096
• US rank: #25439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clear Creek, CA
• Population (ZIP): 2,717

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.38%
• Current HPI: 153.1005
• 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

+883.5% since first listed

9 events — show timeline

• 2026-06-19 Pending — SAOR
• 2026-05-22 Listed $184,900 SAOR
• 2022-12-01 Sold (Public Records) $167,500 Public Records
• 2022-12-01 Sold (MLS) $167,500 PAR
• 2022-11-10 Pending — PAR
• 2022-10-30 Price Changed $175,000 PAR
• 2022-10-05 Listed $189,500 PAR
• 2016-03-11 Sold (MLS) $18,800 PAR
• 2014-07-11 Listed $18,800 PAR

Property tax history

+16.4%/yr

Latest (2025): $1,843 · +1.9% YoY. Source: county tax records.