4221 Siskiyou Ave · Dunsmuir, CA 96025

$449,000

None bd · 5.0 ba · 26,538 sqft · MultiFamily · 65 Days on market

Built 1950 Poor condition 1.50 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
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

OWNER MAY CARRY! Positioned for maximum exposure along I-5, this well-known Siskiyou County property presents a compelling opportunity for investors and visionaries alike. Located midway between San Francisco and Portland, the site captures steady traffic and showcases stunning views of Mt. Shasta, a backdrop that elevates its potential. The property includes 26 guest accommodations, along with a spacious 3-bedroom, 3-bath residence and a separate 1-bedroom manager’s unit. Existing features such as a diner, bar, banquet space, and chapel provide a strong foundation for a wide range of uses. An additional large open area offers flexibility for events, fitness, or entertainment concepts

Key facts

• Guest accommodations
• Large open area
• 1.5 acre lot

Tags

• GUEST ACCOMMODATIONS
• LARGE OPEN AREA
• POOL AND FOUNTAIN AREA
• YEAR-ROUND OUTDOOR RECREATION

Property features AI

Exterior

• Home design: Multi-family residential income property; 2 stories; Zoned C-2 / MU-3
• Construction: Block, brick, and wood siding construction
• Exterior features: Level and sloped lot; Lot dimensions approximately 129 x 651

Interior

• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a ?-bed/5.0-bath multifamily listed at $449k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $8k ($91k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $449k).
• Recommended offer: $422k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 3.8% in Dunsmuir — 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 53/100 on livability (#967 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: cost of living D+, crime F, amenities F.
• Dunsmuir Joint Union High (rural): math 25% / reading 75% proficiency, ranked #163 of 517 in CA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dunsmuir Elementary (math 15% / reading 24%, grade F, #1,256 of 1,571 statewide, top 81%, 93 students, 89% FRL); Dunsmuir High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 66 students, 74% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Dunsmuir Joint Union High average; the district grade overstates school quality for this exact location.
• Market conditions: 36 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 $3k of loan paydown is wiped out by about $13k 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 $126k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $340k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $422,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.01% ✓
• Cap rate: 26.52%
• Cash-on-cash: 72.26%
• DSCR: 4.21
• GRM: 2.8

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: 72.0%
• Equity multiple: 4.26×
• Total profit: $409,581
• Equity at exit: $66,947

10-year hold

• IRR: 75.9%
• Equity multiple: 8.78×
• Total profit: $978,310
• Equity at exit: $38,821

Cash invested: $125,720 (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 96025

• Active inventory: 36
• Price-to-rent: 27.7×

Monthly cashflow live

• Estimated rent: $13,510 medium
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,837
• Net cashflow: $7,570

Break-even live

Break-even rent $3,928

Max offer price $449,000

Occupancy floor 39%

Sensitivity live

Price	-10% $7,880	-5% $7,725	+0% $7,570	+5% $7,415	+10% $7,260
Rent	-10% $6,503	-5% $7,036	+0% $7,570	+5% $8,104	+10% $8,637
Rate	-1.0pp $7,796	-0.5pp $7,684	base $7,570	+0.5pp $7,454	+1.0pp $7,335

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$13,510
Total (10 units)			$13,510

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $449,000 Active 65 DOM
2. 2026-06-19
   days on market $449,000 Active 63 DOM
3. 2026-06-18
   days on market $449,000 Active 62 DOM
4. 2026-06-17
   days on market $449,000 Active 61 DOM
5. 2026-06-16
   days on market $449,000 Active 60 DOM
6. 2026-06-15
   days on market $449,000 Active 59 DOM
7. 2026-06-14
   days on market $449,000 Active 57 DOM
8. 2026-06-12
   days on market $449,000 Active 56 DOM
9. 2026-06-09
   days on market $449,000 Active 53 DOM
10. 2026-06-08
    days on market $449,000 Active 52 DOM
11. 2026-06-07
    days on market $449,000 Active 51 DOM
12. 2026-06-07
    days on market $449,000 Active 50 DOM
13. 2026-06-04
    days on market $449,000 Active 47 DOM
14. 2026-06-02
    days on market $449,000 Active 46 DOM
15. 2026-06-01
    days on market $449,000 Active 45 DOM
16. 2026-05-31
    days on market $449,000 Active 44 DOM
17. 2026-05-31
    days on market $449,000 Active 43 DOM
18. 2026-04-15
    listed $449,000 Active
19. 2025-10-27
    price $499,000
20. 2025-06-20
    price $549,000
21. 2024-08-08
    price $659,000
22. 2024-05-18
    listed $699,000 Active
23. 2024-04-11
    price $699,000
24. 2020-11-17
    soldstatus $340,000
25. 2018-05-12
    listed $330,000
26. 2017-12-26
    soldstatus $140,000
27. 2017-07-22
    listed $199,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $162,120
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$2,245
• − Repairs & maintenance: −$12,970
• − Management: −$12,970
• − Depreciation: −$13,062
• Taxable income: $88,988
• Est. tax owed @ 24.0%: −$21,357
• After-tax cash flow: $69,482/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive rehabilitation to improve its condition and increase its value. Significant repairs and maintenance are needed across all systems and areas, with a focus on the kitchen, bath, roof, exterior, flooring, interior walls/paint, HVAC/mechanicals, and landscaping. Comprehensive rehabilitation would significantly enhance its resale and rental potential.

Repairs flagged

• Major Kitchen — Exposed framing and no visible fixtures
• Major Bath — Exposed framing and no visible fixtures
• Major Roof — Weathered and aged
• Major Exterior — Peeling paint and exposed framing
• Major Flooring — Exposed subfloor
• Major Interior walls/paint — Exposed framing and no visible walls
• Major HVAC/mechanicals — Exposed ductwork
• Major Landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Both Rehabilitation of all systems and areas — Comprehensive renovation would improve both resale and rental value
• Both Landscaping and curb appeal improvements — Enhanced appearance would attract more buyers and renters
• Both HVAC and mechanical upgrades — Modern systems would improve comfort and energy efficiency
• Both Kitchen and bathroom updates — Functional and stylish kitchens and bathrooms would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · Exposed framing and no visible fixtures	Major	$15,000–50,000
Bath · Exposed framing and no visible fixtures	Major	$15,000–50,000
Roof · Weathered and aged	Major	$15,000–50,000
Exterior · Peeling paint and exposed framing	Major	$15,000–50,000
Flooring · Exposed subfloor	Major	$15,000–50,000
Interior walls/paint · Exposed framing and no visible walls	Major	$15,000–50,000
HVAC/mechanicals · Exposed ductwork	Major	$15,000–50,000
Landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Rehabilitation of all systems and areas — Comprehensive renovation would improve both resale and rental value ↑
• Both Landscaping and curb appeal improvements — Enhanced appearance would attract more buyers and renters ↑
• Both HVAC and mechanical upgrades — Modern systems would improve comfort and energy efficiency ↑
• Both Kitchen and bathroom updates — Functional and stylish kitchens and bathrooms would attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dunsmuir Joint Union High
• NCES district ID: 0611700
• Math proficiency: 25% ▲ 25.00%
• Reading proficiency: 75% ▲ 75.00%
• Median HH income: $32,255
• Composite: 40.88/100
• National rank: #3620
• State rank: #163 of 517 in CA

Livability — Dunsmuir

• Score: 53/100
• State rank: #967
• US rank: #24546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunsmuir, CA
• Population (ZIP): 2,150

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 (76%)
• Race & ethnicity: White 76% Two or more races 13% Hispanic / Latino 12% Asian 1% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -140.66%
• Current HPI: 144.676
• 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

+125.6% since first listed

10 events — show timeline

• 2026-04-15 Listed $449,000 SMLS
• 2025-10-27 Price Changed $499,000 SMLS
• 2025-06-20 Price Changed $549,000 SMLS
• 2024-08-08 Price Changed $659,000 SAOR
• 2024-05-18 Listed $699,000 SAOR
• 2024-04-11 Price Changed $699,000 SMLS
• 2020-11-17 Sold (MLS) $340,000 SMLS
• 2018-05-12 Listed $330,000 SMLS
• 2017-12-26 Sold (MLS) $140,000 SAOR
• 2017-07-22 Listed $199,000 SAOR