801 Sierra Vista Way #28 Way · Yreka, CA 96097

$139,000

2 bd · 1.0 ba · 950 sqft · Condo · 122 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +3.9/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXTREMELY WELL UPGRADED INCLUDING TILE FLOORING, BERBER CARPET, CUSTOM OAK CABINETRY WITH REMODELED KITCHEN INCLUDING APPLIANCES AND COUNTERTOPS. NEWER ROOF AND REBUILT HEAT PUMP ALONG WITH ENCLOSED AREA BELOW THE HOME PROVIDING TONS OF EXTRA STORAGE SPACE. THIS PLACE IS TRULY TURN-KEY FOR MANY YEARS TO COME!! IT HAS BEEN RENTED FOR $700 PER MONTH. OWNER KEEPING IT VACANT RIGHT NOW FOR EASE OF SHOWING. .. . THIS IS A STAND-ALONE UNIT WITH EASY ACCESS AND GREAT VIEWS.

Key facts

• Heat pump
• Community pool
• Newer roof

Tags

• NEWER ROOF
• HEAT PUMP
• COMMUNITY POOL
• WELCOMING CLUBHOUSE
• CONVENIENT ACCESS
• WELL-MAINTAINED PROPERTY

Property features AI

Finance

• Other: Zoning: R 3-12; Directions: Foothill to Sierra Vista; look for condo #28

Exterior

• Home design: Condo/Townhouse; Single-story
• Construction: Composition roof
• Exterior features: Deck; Sloped lot; Irregular lot shape

Interior

• Kitchen: Dishwasher; Microwave; Electric Range
• Flooring: Carpet; Laminate
• Heating & cooling: Central Air
• Interior features: Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (19.0% below list).
• Recommended offer: $113k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.9% in Yreka — 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 60/100 on livability (#602 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Yreka Union High (town): math 25% / reading 65% proficiency, ranked #630 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evergreen Elementary (math 27% / reading 17%, grade F, #1,179 of 1,571 statewide, top 78%, 447 students, 71% FRL); Jackson Street Elementary (math 14% / reading 27%, grade F, #412 of 498 statewide, top 83%, 438 students, 70% FRL); Yreka High (math 37% / reading 82%, grade C+, #205 of 1,170 statewide, top 19%, 669 students, 52% FRL).
• Market conditions: 122 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 $961 of loan paydown is wiped out by about $4k 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 122 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,635 (19.0% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -31.2%
• Equity multiple: -0.03×
• Total profit: $-40,029
• Equity at exit: $20,725

10-year hold

• IRR: -33.8%
• Equity multiple: -0.46×
• Total profit: $-56,998
• Equity at exit: $12,018

Cash invested: $38,920 (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 96097

• Active inventory: 122
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$58
• HOA est. from 2 same-building comps: −$290
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-277

Break-even live

Break-even rent $1,477

Max offer price $90,049

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-238	+0% $-277	+5% $-316	+10% $-356
Rent	-10% $-366	-5% $-322	+0% $-277	+5% $-233	+10% $-188
Rate	-1.0pp $-207	-0.5pp $-242	base $-277	+0.5pp $-313	+1.0pp $-350

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 N Foothill Dr Yreka, CA	2.0	1.0	750	$1,152	$1.54	45d	1	0.14mi
400 N Foothill Dr Yreka, CA	3.0	2.0	1002	$1,099	$1.10	45d	1	0.18mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $139,000 Active 122 DOM
2. 2026-06-19
   days on market $139,000 Active 120 DOM
3. 2026-06-18
   days on market $139,000 Active 119 DOM
4. 2026-06-17
   days on market $139,000 Active 118 DOM
5. 2026-06-16
   days on market $139,000 Active 117 DOM
6. 2026-06-15
   days on market $139,000 Active 116 DOM
7. 2026-06-14
   days on market $139,000 Active 114 DOM
8. 2026-06-12
   days on market $139,000 Active 113 DOM
9. 2026-06-09
   days on market $139,000 Active 110 DOM
10. 2026-06-08
    days on market $139,000 Active 109 DOM
11. 2026-06-07
    days on market $139,000 Active 108 DOM
12. 2026-06-04
    days on market $139,000 Active 104 DOM
13. 2026-06-02
    days on market $139,000 Active 103 DOM
14. 2026-06-01
    days on market $139,000 Active 102 DOM
15. 2026-05-31
    days on market $139,000 Active 101 DOM
16. 2026-05-31
    days on market $139,000 Active 100 DOM
17. 2026-04-28
    price $139,000
18. 2026-02-19
    listed $149,000 Active
19. 2019-09-13
    soldstatus $95,000
20. 2006-09-08
    soldstatus $138,500 471-char remark

    Show marketing remark (471 chars)

    EXTREMELY WELL UPGRADED INCLUDING TILE FLOORING, BERBER CARPET, CUSTOM OAK CABINETRY WITH REMODELED KITCHEN INCLUDING APPLIANCES AND COUNTERTOPS. NEWER ROOF AND REBUILT HEAT PUMP ALONG WITH ENCLOSED AREA BELOW THE HOME PROVIDING TONS OF EXTRA STORAGE SPACE. THIS PLACE IS TRULY TURN-KEY FOR MANY YEARS TO COME!! IT HAS BEEN RENTED FOR $700 PER MONTH. OWNER KEEPING IT VACANT RIGHT NOW FOR EASE OF SHOWING. .. . THIS IS A STAND-ALONE UNIT WITH EASY ACCESS AND GREAT VIEWS.

21. 2006-09-08
    soldstatus $138,500

    Show marketing remark (471 chars)

    EXTREMELY WELL UPGRADED INCLUDING TILE FLOORING, BERBER CARPET, CUSTOM OAK CABINETRY WITH REMODELED KITCHEN INCLUDING APPLIANCES AND COUNTERTOPS. NEWER ROOF AND REBUILT HEAT PUMP ALONG WITH ENCLOSED AREA BELOW THE HOME PROVIDING TONS OF EXTRA STORAGE SPACE. THIS PLACE IS TRULY TURN-KEY FOR MANY YEARS TO COME!! IT HAS BEEN RENTED FOR $700 PER MONTH. OWNER KEEPING IT VACANT RIGHT NOW FOR EASE OF SHOWING. .. . THIS IS A STAND-ALONE UNIT WITH EASY ACCESS AND GREAT VIEWS.

22. 2006-06-21
    listed $142,500 471-char remark

    Show marketing remark (471 chars)

    EXTREMELY WELL UPGRADED INCLUDING TILE FLOORING, BERBER CARPET, CUSTOM OAK CABINETRY WITH REMODELED KITCHEN INCLUDING APPLIANCES AND COUNTERTOPS. NEWER ROOF AND REBUILT HEAT PUMP ALONG WITH ENCLOSED AREA BELOW THE HOME PROVIDING TONS OF EXTRA STORAGE SPACE. THIS PLACE IS TRULY TURN-KEY FOR MANY YEARS TO COME!! IT HAS BEEN RENTED FOR $700 PER MONTH. OWNER KEEPING IT VACANT RIGHT NOW FOR EASE OF SHOWING. .. . THIS IS A STAND-ALONE UNIT WITH EASY ACCESS AND GREAT VIEWS.

23. 2002-06-28
    soldstatus $63,000
24. 1997-07-28
    soldstatus $62,500
25. 1993-12-16
    soldstatus $46,000

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,081 · $90/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 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 40 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,516
• − Mortgage interest: −$7,786
• − Property taxes: −$1,081
• − Insurance: −$695
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − HOA: −$3,480
• − Depreciation: −$4,044
• Taxable loss: −$5,732
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $-1,950/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: Yreka Union High
• NCES district ID: 0643410
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $34,206
• Composite: 39.28/100
• National rank: #8184
• State rank: #630 of 1400 in CA

Livability — Yreka

• Score: 60/100
• State rank: #602
• US rank: #19325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yreka, CA
• Population (ZIP): 10,220

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 10% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 5% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -157.34%
• Current HPI: 116.3252
• 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

+202.2% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $139,000 SMLS
• 2026-02-19 Listed $149,000 SMLS
• 2019-09-13 Sold (Public Records) $95,000 Public Records
• 2006-09-08 Sold (Public Records) $138,500 Public Records
• 2006-09-08 Sold (MLS) $138,500 SMLS
• 2006-06-21 Listed $142,500 SMLS
• 2002-06-28 Sold (Public Records) $63,000 Public Records
• 1997-07-28 Sold (Public Records) $62,500 Public Records
• 1993-12-16 Sold (Public Records) $46,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,081 · +1.5% YoY. Source: county tax records.