1812 Shasta Acres Rd · Mount Shasta, CA 96094

$698,000

4 bd · 3.0 ba · 2,590 sqft · SingleFamily public records · 49 Days on market

Built 1996 0.86 ac lot Est $951k · 27% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from downtown, come experience spectacular views from this spacious, light-filled 2,590+/- sq. ft. home on the slopes of Mt. Shasta. Upstairs, you'll find vaulted ceilings, large windows with auto-blinds, bamboo flooring, and an open kitchen, dining, & living area offering a welcoming space. There is also a laundry room, office with two built-in desks, a service elevator, two bedrooms and bathrooms, including an expansive master suite with a jetted tub and walk-in shower. Downstairs are two more bedrooms, a bathroom, and a spacious family room. This home's floor plan is perfect for guests, or flexible living. The large garage includes a work area, or it could be used as a

Key facts

• Large windows
• Bamboo flooring
• Vaulted ceilings

Tags

• SPECTACULAR VIEWS
• VAULTED CEILINGS
• LARGE WINDOWS
• BAMBOO FLOORING
• OPEN KITCHEN
• SERVICE ELEVATOR

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Private well water; Propane; Septic tank
• Home design: Single family residence; 2 stories; Residential zoning (Res1)
• Construction: Stucco exterior; Composition roof
• Exterior features: Garden; Deck; Shed(s)

Interior

• Kitchen: Cooktop; Electric oven; Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Walk-in closet(s) in bedroom(s)
• Flooring: Carpet; Laminate; Tile; Vinyl; Wood
• Heating & cooling: Fireplace insert heating
• Interior features: Vaulted ceilings; Walk-in closets; Kitchen island; Skylight(s); Two fireplaces (family room and living room)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $698k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $698k).
• Recommended offer: $677k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.8% in Mount Shasta — 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 64/100 on livability (#405 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing C-, employment D+, crime F.
• Siskiyou Union High (rural): math 25% / reading 55% proficiency, ranked #763 of 1,400 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 273 active listings in the ZIP; 1 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $195k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($677k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $425k; list at $698k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $677,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $950,530
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Shasta Acres Rd	0.13mi	3/3.0 (-1)	2,206 (-15%)	11mo	$810,000	$367	55
611 Monroe Way	0.47mi	3/2.0 (-1)	2,729 (+5%)	12mo	$925,000	$339	51
1726 Cold Creek Cir	0.29mi	4/2.5	2,240 (-14%)	23mo	$1,145,000	$511	42

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $10,464
• Equity at exit: $104,074

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $167,802
• Equity at exit: $60,350

Cash invested: $195,440 (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 96094

• Active inventory: 273
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $8,000 medium
• Mortgage (P&I): −$3,660
• Tax from tax record: −$426 /mo · $5,114/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $1,943

Break-even live

Break-even rent $5,541

Max offer price $698,000

Occupancy floor 71%

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: $174,500
• Closing costs: $20,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Cold Creek Cir Mount Shasta, CA	3.0	3.0	2403	$8,000	$3.33	21d	1	0.30mi

Listing history 21 events

1. 2026-06-19
   days on market $698,000 Active 49 DOM
2. 2026-06-18
   days on market $698,000 Active 48 DOM
3. 2026-06-17
   days on market $698,000 Active 47 DOM
4. 2026-06-16
   days on market $698,000 Active 46 DOM
5. 2026-06-15
   days on market $698,000 Active 45 DOM
6. 2026-06-14
   days on market $698,000 Active 43 DOM
7. 2026-06-12
   days on market $698,000 Active 42 DOM
8. 2026-06-09
   days on market $698,000 Active 39 DOM
9. 2026-06-08
   days on market $698,000 Active 38 DOM
10. 2026-06-07
    days on market $698,000 Active 37 DOM
11. 2026-06-07
    days on market $698,000 Active 36 DOM
12. 2026-06-04
    days on market $698,000 Active 33 DOM
13. 2026-06-02
    days on market $698,000 Active 32 DOM
14. 2026-06-01
    days on market $698,000 Active 31 DOM
15. 2026-05-31
    days on market $698,000 Active 30 DOM
16. 2026-05-31
    days on market $698,000 Active 29 DOM
17. 2026-05-01
    listed $709,000 Active
18. 2025-08-12
    price $769,000
19. 2018-06-21
    soldstatus $425,000
20. 2018-06-21
    soldstatus $425,000
21. 2018-02-26
    listed $429,000

ⓘ 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: $5,114 · $426/mo
• Projected year-2 tax: $5,305 · $442/mo
• Expected delta: +$190/yr (+$16/mo · 3.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,000
• − Mortgage interest: −$39,099
• − Property taxes: −$5,114
• − Insurance: −$3,490
• − Repairs & maintenance: −$7,680
• − Management: −$7,680
• − Depreciation: −$20,305
• Taxable income: $12,631
• Est. tax owed @ 24.0%: −$3,031
• After-tax cash flow: $20,279/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: Siskiyou Union High
• NCES district ID: 0636940
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $39,293
• Composite: 35.84/100
• National rank: #9605
• State rank: #763 of 1400 in CA

Livability — Mount Shasta

• Score: 64/100
• State rank: #405
• US rank: #13833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,800
• Population (ZIP): 6,674

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Two or more races 8% Black 4% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Russian 4% Lithuanian 3% Italian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 1% German/W. Germanic 1%

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: ▼ -170.11%
• Current HPI: 152.605
• 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

+65.3% since first listed

5 events — show timeline

• 2026-05-01 Listed $709,000 SMLS
• 2025-08-12 Price Changed $769,000 SMLS
• 2018-06-21 Sold (Public Records) $425,000 Public Records
• 2018-06-21 Sold (MLS) $425,000 SMLS
• 2018-02-26 Listed $429,000 SMLS

Property tax history

+3.3%/yr

Latest (2025): $5,114 · +1.7% YoY. Source: county tax records.