10401 Desavado Rd · Hornbrook, CA 96064

$75,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 29 Days on market

Built 1985 3.40 ac lot Est $99k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

For the buyer with vision, grit, and a love for wide-open space — this 3 bed, 2 bath home sits on 3.4 acres of pure potential, framed by sweeping views that stretch for miles. Yes, it needs work. A lot of work. The home is in disrepair & the land has collected a lifetime’s worth of cars, trailers, and debris. But beneath the clutter is a rare opportunity: acreage, privacy & a setting that feels like stepping into your own rustic frontier. The property has a well & septic system—both in need of attention—yet offering the essential infrastructure for someone ready to restore & reimagine. The land itself is a canvas: rugged, raw, and ready for so

Key facts

• Long-range vistas
• Sweeping views
• Acreage privacy

Tags

• 3.4 ACRES
• SWEEPING VIEWS
• LONG-RANGE VISTAS
• ACREAGE PRIVACY

Property features AI

Finance

• Other: Horses allowed; Gravel road access; Zoning: RRB

Exterior

• Utilities: Private well water; Septic tank
• Home design: Manufactured home (single-story)
• Construction: Wood siding; Composition roof
• Exterior features: Garden; Deck; Shed(s); Sloped lot; Flag lot

Interior

• Flooring: Vinyl
• Heating & cooling: Wood stove heating
• Interior features: Vinyl flooring; Living room fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#1,256 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools 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.
• Market conditions: 136 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.90% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.78%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $98,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7309 Ager Beswick Rd	0.47mi	2/2.0 (-1)	1,440 (-8%)	22mo	$90,000	$63	41

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: 31.5%
• Equity multiple: 2.32×
• Total profit: $27,738
• Equity at exit: $11,183

10-year hold

• IRR: 38.6%
• Equity multiple: 4.60×
• Total profit: $75,550
• Equity at exit: $6,485

Cash invested: $21,000 (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 96064

• Active inventory: 136
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $626

Break-even live

Break-even rent $634

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 29 DOM
2. 2026-06-18
   days on market $75,000 Active 28 DOM
3. 2026-06-17
   days on market $75,000 Active 27 DOM
4. 2026-06-16
   days on market $75,000 Active 26 DOM
5. 2026-06-15
   days on market $75,000 Active 25 DOM
6. 2026-06-14
   days on market $75,000 Active 23 DOM
7. 2026-06-12
   days on market $75,000 Active 22 DOM
8. 2026-06-09
   days on market $75,000 Active 19 DOM
9. 2026-06-08
   days on market $75,000 Active 18 DOM
10. 2026-06-07
    days on market $75,000 Active 17 DOM
11. 2026-06-05
    days on market $75,000 Active 15 DOM
12. 2026-06-04
    days on market $75,000 Active 13 DOM
13. 2026-06-02
    days on market $75,000 Active 12 DOM
14. 2026-06-01
    days on market $75,000 Active 11 DOM
15. 2026-05-31
    days on market $75,000 Active 10 DOM
16. 2026-05-31
    days on market $75,000 Active 9 DOM
17. 2026-05-21
    listed $75,000 Active

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $918 · $76/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 6/10 Major 7 d/yr ≥93°F today · 15 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: $17,122
• − Mortgage interest: −$4,201
• − Property taxes: −$918
• − Insurance: −$375
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,182
• Taxable income: $6,707
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $5,904/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 — Hornbrook

• Score: 47/100
• State rank: #1256
• US rank: #26373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,696

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 10% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Russian 3% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -107.26%
• Current HPI: 140.7129
• 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

• 2026-05-21 Listed $75,000 SMLS

Property tax history

+3.1%/yr

Latest (2025): $918 · -5.7% YoY. Source: county tax records.