214 Buckhorn Rd · Happy Camp, CA 96039

$135,000

3 bd · 2.0 ba · 1,380 sqft · Manufactured · 118 Days on market

Built 1978 1.00 ac lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Appreciation +3.6/10.0
• Schools +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CREEK FRONT PROPERTY ON 1 USEABLE ACRE - Three bedroom, two bath manufactured home set on a full acre of usable land with the year-round waters of Indian Creek flowing right out your back door. One bathroom has been completely remodeled and features a beautiful walk-in shower. The kitchen offers ample cupboard space with plenty of storage for all your cooking essentials. The property provides room for gardening, animals, or creating your own peaceful outdoor retreat along the creek. The home is a fixer-upper and ready for updates, offering a wonderful opportunity to enjoy country living with year-round water right outside your door. Sold in as is condition.

Key facts

• Usable acre
• Remodeled bathroom
• Ample cupboard space

Tags

• CREEK FRONT PROPERTY
• USABLE ACRE
• REMODELED BATHROOM
• WALK-IN SHOWER
• AMPLE CUPBOARD SPACE
• ROOM FOR GARDENING

Property features AI

Finance

• Other: Zoning: RR; Approximately 1 acre parcel; Irregular lot dimensions

Exterior

• Utilities: Public water
• Home design: Manufactured home; Single-story
• Construction: Composition roof
• Exterior features: Deck; Garden

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl
• Heating & cooling: Wood stove heating; Central air conditioning
• Interior features: Garden (exterior-accessible feature listed under interior/exterior groups)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (2.2% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,077 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living B+, housing B; Watch: health & safety C-, schools F, 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: 21 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 (-2.9%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $116k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $57,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Indian Creek Rd	0.10mi	3/2.0	1,440 (+4%)	17mo	$60,000	$42	74

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

Projected returns pro-forma

-2.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-15,728
• Equity at exit: $20,907

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-6,000
• Equity at exit: $13,014

Cash invested: $37,800 (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 96039

• Home prices YoY: -2.1%
• Active inventory: 21
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $84

Break-even live

Break-even rent $1,213

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $161	-5% $123	+0% $84	+5% $46	+10% $8
Rent	-10% $-20	-5% $32	+0% $84	+5% $137	+10% $189
Rate	-1.0pp $152	-0.5pp $119	base $84	+0.5pp $49	+1.0pp $14

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 118 DOM
2. 2026-06-18
   days on market $135,000 Active 117 DOM
3. 2026-06-17
   days on market $135,000 Active 116 DOM
4. 2026-06-16
   days on market $135,000 Active 115 DOM
5. 2026-06-15
   days on market $135,000 Active 114 DOM
6. 2026-06-14
   days on market $135,000 Active 112 DOM
7. 2026-06-12
   days on market $135,000 Active 111 DOM
8. 2026-06-09
   days on market $135,000 Active 108 DOM
9. 2026-06-08
   days on market $135,000 Active 107 DOM
10. 2026-06-07
    days on market $135,000 Active 106 DOM
11. 2026-06-07
    pricedays on market $135,000 Active 105 DOM
12. 2026-06-04
    days on market $155,000 Active 102 DOM
13. 2026-06-02
    days on market $155,000 Active 101 DOM
14. 2026-06-01
    days on market $155,000 Active 100 DOM
15. 2026-05-31
    days on market $155,000 Active 99 DOM
16. 2026-05-31
    days on market $155,000 Active 98 DOM
17. 2026-02-22
    listed $155,000 Active
18. 2023-10-31
    soldstatus $116,000
19. 2003-10-31
    soldstatus $69,000

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 44 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,836
• − Mortgage interest: −$7,562
• − Property taxes: −$1,529
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,927
• Taxable loss: −$1,188
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,299/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 — Happy Camp

• Score: 51/100
• State rank: #1077
• US rank: #25308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Happy Camp, CA
• Population (ZIP): 647

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 56% Two or more races 19% Native American 19% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Romanian 1% Hungarian 1%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -2.87%
• Current HPI: 131.2832
• 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

+124.6% since first listed

3 events — show timeline

• 2026-02-22 Listed $155,000 SMLS
• 2023-10-31 Sold (Public Records) $116,000 Public Records
• 2003-10-31 Sold (Public Records) $69,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,529 · +1.4% YoY. Source: county tax records.