10941 Gifford Spgs Rd · Cobb, CA 95426

$180,000

1 bd · 1.0 ba · 880 sqft · SingleFamily public records · 228 Days on market

Built 1971 $205/sqft · 33% below area Est $274k · 34% under

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Appreciation +4.7/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-Upper Paradise with Endless Potential in Cobb, CA! Price: $180,000 - Private Sale Discover a hidden gem at 10941 Gifford Springs Road, Cobb, CA 94526! This unique property, offered as a private sale, is a rare opportunity for visionaries, dreamers, and builders looking to craft their perfect retreat in the heart of California’s scenic wine country. With 4 parcels included, this fixer-upper (or potential tear-down) offers boundless possibilities to create your dream home, vacation escape, or investment masterpiece. Property Highlights: * Prime Location: Nestled in the charming community of Cobb/Whispering Pines in Lake County, this property is perfectly positioned with easy access to Napa County, Sonoma County, and Mendocino County. Enjoy the best of wine country, outdoor adventures, and beautiful waterways with serene mountain vibes! * 4 Spacious Parcels: Spread across multiple lots, this property offers ample space for development, expansion, or creative landscaping. Whether you envision a sprawling estate, cozy cabins, or a private oasis, the canvas is yours to shape. * Undeveloped Water Source: One of the parcels features an undeveloped water source, a valuable asset with incredible potential for sustainable living or agricultural pursuits. * Fixer-Upper or Tear-Down: The existing A-frame cabin is ready for your vision—renovate it into a charming retreat or start fresh with a custom build. The choice is yours, and the options are endless! * Huge Potential: With its generous land and prime location, this property is a blank slate for investors, developers, or homeowners looking to create something truly special. Why Cobb, CA? Cobb is a peaceful mountain community surrounded by natural beauty, including the majestic Cobb Mountain and nearby Clear Lake. Enjoy hiking, fishing, and outdoor recreation, all while being just a short drive from world-class wineries, charming small towns, and vibrant cultural hubs in Napa, Sonoma, Lake and Mendocino counties. This is your chance to own a slice of California paradise at an unbeatable price! Private Sale Details: This property is being offered as a private sale by the owners for $180,000. The sale includes 10941 Gifford Springs Road, 16840 Meadow Circle, 16850 Meadow Circle, and 10954 Fawn Court. Serious inquiries only, please contact the seller/owner directly for more information or to schedule a viewing. Please contact via text or email. Don’t miss out on this incredible opportunity to invest in a property with limitless potential in one of California’s most sought-after regions! Act fast—this unique fixer-upper won’t last long! Note: Property is sold as-is. Buyers are encouraged to conduct their own due diligence regarding zoning, permits, and development opportunities.

Key facts

• Cobb mountain
• Clear lake
• Prime location

Tags

• 4 PARCELS
• UNDEVELOPED WATER SOURCE
• FIXER-UPPER
• PRIME LOCATION
• COBB MOUNTAIN
• CLEAR LAKE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.3% in Cobb — 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 (#589 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• Middletown Unified (rural): math 24% / reading 41% proficiency, ranked #291 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $106 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $273,641
• List price: $180,000
• Delta: -34.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17040 Edgewood Way	0.53mi	2/1.0 (+1)	872 (-1%)	2mo	$179,000	$205	67
10332 Pinewood Way	0.67mi	2/1.0 (+1)	840 (-4%)	21mo	$95,000	$113	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.22×
• Total profit: $11,141
• Equity at exit: $46,646

10-year hold

• IRR: 10.8%
• Equity multiple: 2.10×
• Total profit: $55,473
• Equity at exit: $51,762

Cash invested: $50,400 (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 95426

• Home prices YoY: -0.4%
• Active inventory: 65
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $340

Break-even live

Break-even rent $1,536

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $442	-5% $391	+0% $340	+5% $289	+10% $238
Rent	-10% $185	-5% $263	+0% $340	+5% $418	+10% $496
Rate	-1.0pp $431	-0.5pp $386	base $340	+0.5pp $294	+1.0pp $246

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $180,000 Active 228 DOM
2. 2026-06-18
   days on market $180,000 Active 227 DOM
3. 2026-06-17
   days on market $180,000 Active 226 DOM
4. 2026-06-16
   days on market $180,000 Active 225 DOM
5. 2026-06-15
   days on market $180,000 Active 224 DOM
6. 2026-06-14
   days on market $180,000 Active 222 DOM
7. 2026-06-13
   days on market $180,000 Active 221 DOM
8. 2026-06-10
   days on market $180,000 Active 219 DOM
9. 2026-06-09
   days on market $180,000 Active 218 DOM
10. 2026-06-08
    days on market $180,000 Active 217 DOM
11. 2026-06-07
    days on market $180,000 Active 216 DOM
12. 2026-06-05
    days on market $180,000 Active 213 DOM
13. 2026-06-03
    days on market $180,000 Active 212 DOM
14. 2026-06-02
    days on market $180,000 Active 211 DOM
15. 2026-06-01
    days on market $180,000 Active 210 DOM
16. 2026-05-31
    days on market $180,000 Active 209 DOM
17. 2026-05-30
    days on market $180,000 Active 208 DOM
18. 2025-10-30
    listed $180,000 Active 2825-char remark

    Show marketing remark (2825 chars)

    Fixer-Upper Paradise with Endless Potential in Cobb, CA! Price: $180,000 - Private Sale Discover a hidden gem at 10941 Gifford Springs Road, Cobb, CA 94526! This unique property, offered as a private sale, is a rare opportunity for visionaries, dreamers, and builders looking to craft their perfect retreat in the heart of California’s scenic wine country. With 4 parcels included, this fixer-upper (or potential tear-down) offers boundless possibilities to create your dream home, vacation escape, or investment masterpiece. Property Highlights: * Prime Location: Nestled in the charming community of Cobb/Whispering Pines in Lake County, this property is perfectly positioned with easy access to Napa County, Sonoma County, and Mendocino County. Enjoy the best of wine country, outdoor adventures, and beautiful waterways with serene mountain vibes! * 4 Spacious Parcels: Spread across multiple lots, this property offers ample space for development, expansion, or creative landscaping. Whether you envision a sprawling estate, cozy cabins, or a private oasis, the canvas is yours to shape. * Undeveloped Water Source: One of the parcels features an undeveloped water source, a valuable asset with incredible potential for sustainable living or agricultural pursuits. * Fixer-Upper or Tear-Down: The existing A-frame cabin is ready for your vision—renovate it into a charming retreat or start fresh with a custom build. The choice is yours, and the options are endless! * Huge Potential: With its generous land and prime location, this property is a blank slate for investors, developers, or homeowners looking to create something truly special. Why Cobb, CA? Cobb is a peaceful mountain community surrounded by natural beauty, including the majestic Cobb Mountain and nearby Clear Lake. Enjoy hiking, fishing, and outdoor recreation, all while being just a short drive from world-class wineries, charming small towns, and vibrant cultural hubs in Napa, Sonoma, Lake and Mendocino counties. This is your chance to own a slice of California paradise at an unbeatable price! Private Sale Details: This property is being offered as a private sale by the owners for $180,000. The sale includes 10941 Gifford Springs Road, 16840 Meadow Circle, 16850 Meadow Circle, and 10954 Fawn Court. Serious inquiries only, please contact the seller/owner directly for more information or to schedule a viewing. Please contact via text or email. Don’t miss out on this incredible opportunity to invest in a property with limitless potential in one of California’s most sought-after regions! Act fast—this unique fixer-upper won’t last long! Note: Property is sold as-is. Buyers are encouraged to conduct their own due diligence regarding zoning, permits, and development opportunities.

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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 9/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,600
• − Mortgage interest: −$10,083
• − Property taxes: −$2,333
• − Insurance: −$900
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$5,236
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,779/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: Middletown Unified
• NCES district ID: 0624750
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $57,451
• Composite: 28.92/100
• National rank: #6632
• State rank: #291 of 517 in CA

Livability — Cobb

• Score: 60/100
• State rank: #589
• US rank: #19147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,265
• Population (ZIP): 1,265

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: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Iranian 4% Italian 2%
• Foreign-born: 5%
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 3%

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: ▼ -0.63%
• Current HPI: 145.2378
• 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

1 event — show timeline

• 2025-10-30 Listed $180,000 Fizber.com

Property tax history

+8.0%/yr

Latest (2025): $2,333 · +96.1% YoY. Source: county tax records.