5725 Live Oak Dr #57 · Kelseyville, CA 95451

$95,000

2 bd · 2.0 ba · 960 sqft · Land · 31 Days on market

Built 1981 11 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 2-bedroom, 2-bath mobile home located in a quiet, clean, and well-maintained all-ages park. This move-in ready home features fresh paint, updated counters, cabinets, toilets, walk-in shower, bathtub, and vanities, along with stylish laminate flooring throughout. Also, tiled flooring in the bathroom. Upgraded dual paned windows for energy efficiency. Enjoy the extra versatility of a small detached room with electrical outlets—perfect for a hobby space, workshop, or home office. The property also includes a storage shed, two-car carport, and a backyard for outdoor relaxation. An enclosed attached outdoor room adds even more living space for year-round enjoyment. Th

Key facts

• Tiled flooring
• Updated cabinets
• Walk-in shower

Tags

• REMODELED MOBILE HOME
• UPDATED COUNTERS
• UPDATED CABINETS
• WALK-IN SHOWER
• TILED FLOORING
• UPGRADED DUAL PANED WINDOWS

Property features AI

Finance

• Other: Directions: Take HWY 20 to Live Oak Dr, turn right toward police station, 250 ft turn right, 150 ft turn left; Access via paved city streets
• Financial info: Monthly land lease approximately $652.07 (seller provided); Rent includes trash and water
• HOA & community: Located in Kelsey Creek Mobile Home Park; Community features include biking, fishing, urban access; Land lease with manager approval required

Exterior

• Parking: Covered parking
• Utilities: Electricity connected and on property; District/public water; Public sewer
• Home design: Single-story mobile home; Entry on the right side; Mobile home remains on property; Turnkey condition; Facing/entry at street level
• Construction: Composition roof; Mobile width 24 ft, length 40 ft; One story
• Exterior features: Shed; Fenced yard (fair condition); Treed lot; Yard; No pool

Interior

• Kitchen: Electric oven; Electric stove; Laminate countertops
• Bedrooms: All bedrooms on main floor; Primary bedroom on main floor; Walk-in closet
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms; Walk-in shower; Bathtub; Shower
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Recessed lighting; Double-pane windows; Laminate counters; Atrium
• Laundry & utility: No laundry hookups on record

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.2% in Kelseyville — 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 51/100 on livability (#1,059 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: health & safety C-, cost of living D+, schools F.
• Kelseyville Unified (town): math 18% / reading 33% proficiency, ranked #1,150 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 268 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.88% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.21%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.29×
• Total profit: $34,330
• Equity at exit: $14,165

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $93,957
• Equity at exit: $8,214

Cash invested: $26,600 (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 95451

• Active inventory: 268
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $781

Break-even live

Break-even rent $801

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 31 DOM
2. 2026-06-18
   days on market $95,000 Active 30 DOM
3. 2026-06-17
   days on market $95,000 Active 29 DOM
4. 2026-06-16
   days on market $95,000 Active 28 DOM
5. 2026-06-15
   days on market $95,000 Active 27 DOM
6. 2026-06-14
   days on market $95,000 Active 25 DOM
7. 2026-06-12
   days on market $95,000 Active 24 DOM
8. 2026-06-09
   days on market $95,000 Active 21 DOM
9. 2026-06-08
   days on market $95,000 Active 20 DOM
10. 2026-06-07
    days on market $95,000 Active 19 DOM
11. 2026-06-07
    days on market $95,000 Active 18 DOM
12. 2026-06-03
    days on market $95,000 Active 15 DOM
13. 2026-06-02
    days on market $95,000 Active 14 DOM
14. 2026-06-01
    days on market $95,000 Active 13 DOM
15. 2026-05-31
    days on market $95,000 Active 12 DOM
16. 2026-05-30
    days on market $95,000 Active 11 DOM
17. 2026-05-19
    listed $95,000 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: $342 · $28/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$380/yr (+$32/mo · 111.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,467
• − Mortgage interest: −$5,321
• − Property taxes: −$342
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$2,764
• Taxable income: $8,333
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $7,366/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: Kelseyville Unified
• NCES district ID: 0619320
• Math proficiency: 18% ▼ -1.00%
• Reading proficiency: 33% ▲ 4.00%
• Median HH income: $47,210
• Composite: 25.19/100
• National rank: #12920
• State rank: #1150 of 1400 in CA

Livability — Kelseyville

• Score: 51/100
• State rank: #1059
• US rank: #25219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kelseyville, CA
• County: Lake County · 24,333 people
• City population: 12,592
• Metro: Clearlake, CA
• Population (ZIP): 12,592
• Household income: $62,568
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 194.0

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: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 38% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 3% Slovak 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 71% English-only · Spanish 28% German/W. Germanic 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: ▼ -158.45%
• Current HPI: 168.6995
• Rent YoY: —
• Metro: Clearlake, CA
• 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

• 2026-05-19 Listed $95,000 CRMLS

Property tax history

+4.0%/yr

Latest (2025): $342 · +45.6% YoY. Source: county tax records.