5542 Old Highway 53 · Clearlake, CA 95422

$129,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 6 Days on market

Built 1976 9,583 sqft lot Est $250k · 48% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• 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

Great opportunity to have an affordable home in Clearlake close to Clearlake. Inside home is all laminated flooring with 2 bedroom / 2 bathroom , living room , dining area and kitchen. This all comes on a corner lot with a detached 2 car garage and small shed that appears to have been trying to be build as ADU. ADU or shed needs repairs. Property being sold as is.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• Financial info: Subject to special assessments
• HOA & community: Rural community with lake and fishing

Exterior

• Parking: 2 garage spaces; Additional parking space (2 total parking spaces)
• Utilities: Public sewer; District/public water; Electricity connected; Utilities: see remarks
• Home design: Single-story manufactured home; Entry on living room; No common walls
• Construction: No foundation specified
• Exterior features: Manufactured house; Deck/patio; Shed; Barbed wire and wood fencing; Corner lot, generally level; Lake on lot and community fishing opportunities; Has view

Interior

• Kitchen: Electric range; Dishwasher; Eating area
• Bedrooms: 2 main floor bedrooms
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Evaporative cooling
• Interior features: One level home; Living room entry; Main level has 2 bedrooms and 2 bathrooms; Fixer condition
• Laundry & utility: Inside laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $892 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.
• Current owner paid $59k; list at $129k implies a 119% gain — meaningful room to come down on a strong offer.

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 $129,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $249,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5649 Crawford	0.22mi	3/2.0 (+1)	1,299 (+8%)	2mo	$280,000	$216	70
15125 Konocti Vw Vw Vw	0.23mi	3/2.0 (+1)	1,305 (+9%)	1mo	$240,000	$184	68
14965 Putnam Ln	0.26mi	1/1.5 (-1)	1,241 (+3%)	10mo	$108,500	$87	67
14930 Clement Dr	0.12mi	3/1.0 (+1)	1,100 (-8%)	12mo	$180,000	$164	61
15563 22nd Ave	0.61mi	3/2.0 (+1)	1,232 (+3%)	2mo	$267,000	$217	60
6280 Ridgeview Dr	0.44mi	3/2.0 (+1)	1,272 (+6%)	19mo	$265,000	$208	49
6800 Stonybrook Dr	0.63mi	3/2.0 (+1)	1,264 (+5%)	12mo	$235,000	$186	47
6880 Meadowbrook Dr	0.71mi	3/2.0 (+1)	1,284 (+7%)	8mo	$320,000	$249	44
6890 Meadowbrook	0.72mi	2/1.0	1,100 (-8%)	7mo	$260,000	$236	43
14576 Emory Ave	0.74mi	2/1.0	1,144 (-5%)	15mo	$175,000	$153	41
15597 34th	0.58mi	3/2.0 (+1)	1,368 (+14%)	6mo	$285,000	$208	40
15740 29th Ave	0.67mi	3/2.0 (+1)	1,341 (+12%)	10mo	$273,000	$204	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,472
• Equity at exit: $19,234

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,890
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$676
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $227

Break-even live

Break-even rent $1,045

Max offer price $129,000

Occupancy floor 78%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5935 Old Highway 53 Unit D Clearlake, CA	2.0	2.0	700	$1,000	$1.43	21d	1	0.25mi
5935 Old Highway 53 Spc 32 MH (Park Owned) Clearlake, CA	3.0	2.0	1300	$1,400	$1.08	21d	1	0.26mi
14984 Putnam Ln Clearlake, CA	2.0	1.5	819	$1,500	$1.83	43d	1	0.32mi
14531 Emory Ave Clearlake, CA	3.0	1.0	912	$1,450	$1.59	21d	1	0.84mi
14083 Lakeshore Dr Clearlake, CA	2.0	2.0	1076	$1,450	$1.35	21d	1	1.48mi

Listing history 7 events

1. 2026-06-19
   days on market $129,000 Active 6 DOM
2. 2026-06-18
   days on market $129,000 Active 5 DOM
3. 2026-06-17
   days on market $129,000 Active 4 DOM
4. 2026-06-16
   days on market $129,000 Active 3 DOM
5. 2026-06-15
   days on market $129,000 Active 2 DOM
6. 2026-06-14
   remarks 366-char remark
7. 2026-06-14
   listed $129,000 Active 1 DOM

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 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: $15,990
• − Mortgage interest: −$7,226
• − Property taxes: −$1,146
• − Insurance: −$645
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,753
• Taxable income: $661
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,564/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

+473.3% since first listed

6 events — show timeline

• 2026-06-13 Listed $129,000 CRMLS
• 2023-12-31 Listing Removed — CRMLS
• 2023-08-29 Listed $169,000 CRMLS
• 2002-10-08 Sold (Public Records) $59,000 Public Records
• 2002-06-27 Sold (Public Records) $45,000 Public Records
• 1993-10-12 Sold (Public Records) $22,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,146 · -31.0% YoY. Source: county tax records.