16244 16th · Clearlake, CA 95422

$163,800

3 bd · 2.0 ba · 1,920 sqft · Land public records · 211 Days on market

Built 2005 9,583 sqft lot $85/sqft · 31% below area Est $237k · 31% under ↓ 32% since listing

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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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $164k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% in Clearlake — 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 61/100 on livability (#549 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Konocti Unified (town): math 9% / reading 21% proficiency, ranked #494 of 517 in CA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 292 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $23k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,144 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (median comp): $237,390
• List price: $163,800
• Delta: -31.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-20,295
• Equity at exit: $24,423

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,414
• Equity at exit: $14,162

Cash invested: $45,864 (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 95422

• Home prices YoY: -33.4%
• Active inventory: 292
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$859
• Tax from tax record: −$289 /mo · $3,465/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $97

Break-even live

Break-even rent $1,539

Max offer price $163,800

Occupancy floor 89%

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: $40,950
• Closing costs: $4,914
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9450 California 53 Unit A Lower Lake, CA	3.0	2.0	1800	$1,850	$1.03	21d	1	1.44mi
5935 Old Highway 53 Spc 32 MH (Park Owned) Clearlake, CA	3.0	2.0	1300	$1,400	$1.08	21d	1	1.45mi

Listing history 28 events

1. 2026-06-19
   days on market $163,800 Active 211 DOM
2. 2026-06-18
   days on market $163,800 Active 210 DOM
3. 2026-06-17
   days on market $163,800 Active 209 DOM
4. 2026-06-16
   days on market $163,800 Active 208 DOM
5. 2026-06-15
   days on market $163,800 Active 207 DOM
6. 2026-06-14
   days on market $163,800 Active 205 DOM
7. 2026-06-13
   days on market $163,800 Active 204 DOM
8. 2026-06-10
   days on market $163,800 Active 202 DOM
9. 2026-06-09
   days on market $163,800 Active 201 DOM
10. 2026-06-08
    days on market $163,800 Active 200 DOM
11. 2026-06-07
    days on market $163,800 Active 199 DOM
12. 2026-06-05
    days on market $163,800 Active 196 DOM
13. 2026-06-02
    days on market $163,800 Active 194 DOM
14. 2026-06-01
    days on market $163,800 Active 193 DOM
15. 2026-05-31
    days on market $163,800 Active 192 DOM
16. 2026-05-30
    days on market $163,800 Active 191 DOM
17. 2026-04-08
    price $163,800
18. 2026-04-07
    price $172,200
19. 2025-11-20
    listed $186,750 Active
20. 2025-11-14
    soldstatus $186,750
21. 2019-09-30
    soldstatus $235,000 Sold 933-char remark

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

22. 2019-09-30
    soldstatus $235,000 Closed Sale

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

23. 2019-09-30
    soldstatus $235,000

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

24. 2019-09-13
    status Pending Sale
25. 2019-08-16
    historical Active Under Contract

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

26. 2019-08-16
    historical Contingent 933-char remark

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

27. 2019-08-13
    listed $239,900 Active 933-char remark

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

28. 2019-08-13
    listed $239,900 Active

    Show marketing remark (933 chars)

    WOW! This will be the reaction when you see this beautiful TURN KEY fully fenced home with an extra lot, giving you +/- half acre. It is located at the end of a quiet street and has been one owner occupied. Look no further because this spacious 1920 sq ft, 3 bed/2.5 bath open concept 2005 home has a dining room, family room and a bonus room that can be made into a 4th bedroom, office, game room or whatever your heart desires. It has been completely remodeled with new paint, floors, doors, trim, and cordless blinds. The home also comes with a detached room with a half bath and is equipped with central heat/ac. The very spacious yard has an attached deck, concrete patio, 30x15 ft pool, fully enclosed dog kennel, horseshoe pits and flower beds for a garden. The bonus features also include new solar panels and four camera night owl security system. It is located close to the hospital, shopping, many restaurants and schools.

ⓘ 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: $3,465 · $289/mo
• Projected year-2 tax: $3,465 · $289/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,943
• − Mortgage interest: −$9,175
• − Property taxes: −$3,465
• − Insurance: −$819
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,765
• Taxable loss: −$1,473
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,516/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: Konocti Unified
• NCES district ID: 0620070
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,026
• Composite: 11.81/100
• National rank: #9677
• State rank: #494 of 517 in CA

Livability — Clearlake

• Score: 61/100
• State rank: #549
• US rank: #18284

Category grades

Amenities F Commute F Cost of living C+ 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: Clearlake, CA
• Population (ZIP): 17,101

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 15% Black 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 1% Russian 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.47%
• Current HPI: 248.654
• 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

-31.7% since first listed

12 events — show timeline

• 2026-04-08 Price Changed $163,800 CRMLS
• 2026-04-07 Price Changed $172,200 CRMLS
• 2025-11-20 Listed $186,750 CRMLS
• 2025-11-14 Sold (Public Records) $186,750 Public Records
• 2019-09-30 Sold (Public Records) $235,000 Public Records
• 2019-09-30 Sold (MLS) $235,000 CRMLS
• 2019-09-30 Sold (MLS) $235,000 BAREIS
• 2019-09-13 Pending — CRMLS
• 2019-08-16 Contingent — CRMLS
• 2019-08-16 Contingent — BAREIS
• 2019-08-13 Listed $239,900 CRMLS
• 2019-08-13 Listed $239,900 BAREIS

Property tax history

+6.1%/yr

Latest (2025): $3,465 · +11.2% YoY. Source: county tax records.