90 El Rocko Rd · Junction City, CA 96048

$150,000

5 bd · 4.0 ba · 2,048 sqft · SingleFamily public records · 116 Days on market

Built 2002 19 ac lot

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Why this score? — see what drove the D- 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Appreciation +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Sprawling 3 bed, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island w/ seating & ample amount of counter space. Slider from the dining room leads into a large sunroom w/ views of trees & sounds of the creek rushing by. .. Open the French doors from the living room into a bonus room that could be used as an office or a 4th bedroom. An extra wide hallway leads to the guest bedrooms & an oversized guest bathroom. Master bedroom has wonderful light & a large slider out to the private patio w/ en-suite featuring a jetted tub. 2 car garage is attached w/ entry directly to the home. Also an additional 800 sf 2 bed, 2 bath home being used as a rental.

Key facts

• Over 18 acres
• Creek frontage
• Mature pines

Tags

• CREEK FRONTAGE
• MATURE PINES
• OVER 18 ACRES
• CLOSE TO TRINITY RIVER
• HISTORIC TOWN OF WEAVERVILLE

Property features AI

Exterior

• Parking: 3-car garage; Off-street parking; Oversized parking; RV access/parking
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single-family residence; One level
• Construction: Wood siding; Slab foundation; Built on one level
• Exterior features: On waterfront (creek); Waterfront property; Level and rolling slope terrain; Secluded setting; Dirt road access

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Dishwasher; Wood-burning stove fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $124k (17.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 52/100 on livability (#1,040 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A-; Watch: employment C-, crime F, amenities F.
• Junction City Elementary (rural): math 60% / reading 70% proficiency, ranked #201 of 1,400 in CA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trinity County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,127 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.26×
• Total profit: $-31,178
• Equity at exit: $24,740

10-year hold

• IRR: -13.7%
• Equity multiple: 0.14×
• Total profit: $-36,319
• Equity at exit: $17,085

Cash invested: $42,000 (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 96048

• Home prices YoY: -3.2%
• Active inventory: 31
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$517 /mo · $6,206/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-146

Break-even live

Break-even rent $1,730

Max offer price $124,127

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-05
   status $150,000 Pending 116 DOM
2. 2026-06-04
   days on market $150,000 Active 116 DOM
3. 2026-06-02
   days on market $150,000 Active 115 DOM
4. 2026-06-01
   days on market $150,000 Active 114 DOM
5. 2026-05-31
   days on market $150,000 Active 113 DOM
6. 2026-05-31
   days on market $150,000 Active 112 DOM
7. 2026-05-08
   status Active
8. 2026-02-03
   listed $150,000 Active
9. 2021-01-08
   soldstatus $540,000 816-char remark

   Show marketing remark (1162 chars)

   Sprawling 3 bedroom, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island with seating, propane stove & ample amount of counter space. Slider from the dining room leads into a large sunroom with views of trees & sounds of the creek rushing by. Open the French doors from the living room into a bonus room that could be used as an office, craft room or a fourth bedroom. An extra wide hallway leads to the guest bedrooms and an oversized guest bathroom. Master bedroom has wonderful light and a large slider out to the private patio with en-suite featuring a jetted tub. 2 car garage is attached with entry directly to the home. In addition to the garage there is an attached carport with garage door & roof. There is also an additional 800 sf 2 bedroom, 2 bath well maintained home on the property that is currently being used as a rental. Property offers flat and usable land, tall trees and year round Connor Creek bordering this property, very private location with excellent views of the Trinity Alps.

10. 2021-01-08
    soldstatus $540,000 1162-char remark

    Show marketing remark (1162 chars)

    Sprawling 3 bedroom, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island with seating, propane stove & ample amount of counter space. Slider from the dining room leads into a large sunroom with views of trees & sounds of the creek rushing by. Open the French doors from the living room into a bonus room that could be used as an office, craft room or a fourth bedroom. An extra wide hallway leads to the guest bedrooms and an oversized guest bathroom. Master bedroom has wonderful light and a large slider out to the private patio with en-suite featuring a jetted tub. 2 car garage is attached with entry directly to the home. In addition to the garage there is an attached carport with garage door & roof. There is also an additional 800 sf 2 bedroom, 2 bath well maintained home on the property that is currently being used as a rental. Property offers flat and usable land, tall trees and year round Connor Creek bordering this property, very private location with excellent views of the Trinity Alps.

11. 2021-01-08
    soldstatus $540,000

    Show marketing remark (1162 chars)

    Sprawling 3 bedroom, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island with seating, propane stove & ample amount of counter space. Slider from the dining room leads into a large sunroom with views of trees & sounds of the creek rushing by. Open the French doors from the living room into a bonus room that could be used as an office, craft room or a fourth bedroom. An extra wide hallway leads to the guest bedrooms and an oversized guest bathroom. Master bedroom has wonderful light and a large slider out to the private patio with en-suite featuring a jetted tub. 2 car garage is attached with entry directly to the home. In addition to the garage there is an attached carport with garage door & roof. There is also an additional 800 sf 2 bedroom, 2 bath well maintained home on the property that is currently being used as a rental. Property offers flat and usable land, tall trees and year round Connor Creek bordering this property, very private location with excellent views of the Trinity Alps.

12. 2021-01-08
    soldstatus $540,000

    Show marketing remark (1162 chars)

    Sprawling 3 bedroom, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island with seating, propane stove & ample amount of counter space. Slider from the dining room leads into a large sunroom with views of trees & sounds of the creek rushing by. Open the French doors from the living room into a bonus room that could be used as an office, craft room or a fourth bedroom. An extra wide hallway leads to the guest bedrooms and an oversized guest bathroom. Master bedroom has wonderful light and a large slider out to the private patio with en-suite featuring a jetted tub. 2 car garage is attached with entry directly to the home. In addition to the garage there is an attached carport with garage door & roof. There is also an additional 800 sf 2 bedroom, 2 bath well maintained home on the property that is currently being used as a rental. Property offers flat and usable land, tall trees and year round Connor Creek bordering this property, very private location with excellent views of the Trinity Alps.

13. 2020-03-18
    listed $615,000 816-char remark

    Show marketing remark (816 chars)

    Sprawling 3 bed, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island w/ seating & ample amount of counter space. Slider from the dining room leads into a large sunroom w/ views of trees & sounds of the creek rushing by. .. Open the French doors from the living room into a bonus room that could be used as an office or a 4th bedroom. An extra wide hallway leads to the guest bedrooms & an oversized guest bathroom. Master bedroom has wonderful light & a large slider out to the private patio w/ en-suite featuring a jetted tub. 2 car garage is attached w/ entry directly to the home. Also an additional 800 sf 2 bed, 2 bath home being used as a rental.

14. 2020-03-04
    listed $575,000 1162-char remark

    Show marketing remark (1162 chars)

    Sprawling 3 bedroom, 2 bath ranch style home situated on 18.90 acres in Junction City. Upon entry you will find a great room featuring the spacious kitchen, dining & living room. Kitchen offers large island with seating, propane stove & ample amount of counter space. Slider from the dining room leads into a large sunroom with views of trees & sounds of the creek rushing by. Open the French doors from the living room into a bonus room that could be used as an office, craft room or a fourth bedroom. An extra wide hallway leads to the guest bedrooms and an oversized guest bathroom. Master bedroom has wonderful light and a large slider out to the private patio with en-suite featuring a jetted tub. 2 car garage is attached with entry directly to the home. In addition to the garage there is an attached carport with garage door & roof. There is also an additional 800 sf 2 bedroom, 2 bath well maintained home on the property that is currently being used as a rental. Property offers flat and usable land, tall trees and year round Connor Creek bordering this property, very private location with excellent views of the Trinity Alps.

15. 2020-03-02
    listed $575,000
16. 2000-08-31
    soldstatus $120,000
17. 1999-02-05
    soldstatus $14,000

ⓘ 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: $6,206 · $517/mo
• Projected year-2 tax: $6,206 · $517/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 50 unhealthy d/yr today · 55 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,529
• − Mortgage interest: −$8,402
• − Property taxes: −$6,206
• − Insurance: −$750
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,364
• Taxable loss: −$4,158
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $-760/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: Junction City Elementary
• NCES district ID: 0619170
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $44,644
• Composite: 56.1/100
• National rank: #2539
• State rank: #201 of 1400 in CA

Livability — Junction City

• Score: 52/100
• State rank: #1040
• US rank: #25105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, CA
• Population (ZIP): 1,197

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 11,337 people
• By 2030: 10,349 · -8.7%
• By 2040: 8,518 · -24.9%
• By 2050: 7,084 · -37.5%
• By 2075: 4,693 · -58.6%
• By 2100: 2,894 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 14% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Portuguese 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Trinity

• 2024 margin: Lean R (+9.4) · D 43.4% · R 52.8% · Other 3.8%
• 2008→2024 swing: -14.0pp toward R · 2008: 4.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.4 2016: R+11.3 2012: R+1.1 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.65%
• Current HPI: 79.4072
• 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

+971.4% since first listed

11 events — show timeline

• 2026-05-08 Relisted — SAOR
• 2026-02-03 Listed $150,000 SAOR
• 2021-01-08 Sold (Public Records) $540,000 Public Records
• 2021-01-08 Sold (MLS) $540,000 Trinity AOR
• 2021-01-08 Sold (MLS) $540,000 SAOR
• 2021-01-08 Sold (MLS) $540,000 HAR
• 2020-03-18 Listed $615,000 HAR
• 2020-03-04 Listed $575,000 SAOR
• 2020-03-02 Listed $575,000 Trinity AOR
• 2000-08-31 Sold (Public Records) $120,000 Public Records
• 1999-02-05 Sold (Public Records) $14,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,206 · +1.7% YoY. Source: county tax records.