114 Riverwood Way · Castella, CA 96025

$45,000

2 bd · 1.0 ba · 804 sqft · SingleFamily · 211 Days on market

Built 1975 Est $41k · 10% over ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your charming retreat at 114 Riverwood Way in the picturesque town of Dunsmuir, CA. This delightful 2-bedroom, 1-bath home, nestled on a generous lot, offers an inviting atmosphere. Priced at just $50,000, this property presents an exceptional opportunity to own a piece of tranquility in a community rich with natural beauty. The efficient layout seamlessly connects the living area to the kitchen, making it ideal for entertaining friends or enjoying quiet evenings at home. It features a workshop, woodstove and on demand water heater. Outside is a covered patio that beckons you to enjoy morning coffee or evening sunsets while overlooking your expansive lot. With plenty of room for

Key facts

• Expansive lot
• Woodstove
• Covered patio

Tags

• WOODSTOVE
• ON DEMAND WATER HEATER
• COVERED PATIO
• EXPANSIVE LOT
• EASY ACCESS TO MAJOR HIGHWAY
• NEARBY PARKS

Property features AI

Exterior

• Home design: Residential property; Park property subtype; Single-story
• Construction: Metal siding
• Exterior features: Deck; Wood fencing; Shed(s); Level lot

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Wood
• Heating & cooling: Has heating; Wood stove
• Interior features: Dishwasher; Dryer; Electric range; Refrigerator; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 10→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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.
7. 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.
8. 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: 2.44% ✓
• Cap rate: 21.17%
• Cash-on-cash: 53.14%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $41,004
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 S First St	0.46mi	2/1.0	894 (+11%)	14mo	$45,250	$51	48

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: 37.9%
• Equity multiple: 2.62×
• Total profit: $20,367
• Equity at exit: $6,710

10-year hold

• IRR: 44.4%
• Equity multiple: 5.25×
• Total profit: $53,611
• Equity at exit: $3,891

Cash invested: $12,600 (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 96025

• Active inventory: 36
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $433

Break-even live

Break-even rent $552

Max offer price $45,000

Occupancy floor 56%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5945 Shasta Ave Dunsmuir, CA	3.0	1.0	800	$1,100	$1.38	21d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 211 DOM
2. 2026-06-18
   days on market $45,000 Active 210 DOM
3. 2026-06-17
   days on market $45,000 Active 209 DOM
4. 2026-06-16
   days on market $45,000 Active 208 DOM
5. 2026-06-15
   days on market $45,000 Active 207 DOM
6. 2026-06-14
   days on market $45,000 Active 205 DOM
7. 2026-06-13
   price $45,000 Active 204 DOM
8. 2026-06-12
   days on market $50,000 Active 204 DOM
9. 2026-06-09
   days on market $50,000 Active 201 DOM
10. 2026-06-08
    days on market $50,000 Active 200 DOM
11. 2026-06-07
    days on market $50,000 Active 199 DOM
12. 2026-06-07
    days on market $50,000 Active 198 DOM
13. 2026-06-04
    days on market $50,000 Active 195 DOM
14. 2026-06-02
    days on market $50,000 Active 194 DOM
15. 2026-06-01
    days on market $50,000 Active 193 DOM
16. 2026-05-31
    days on market $50,000 Active 192 DOM
17. 2026-05-31
    days on market $50,000 Active 191 DOM
18. 2026-02-27
    price $50,000
19. 2025-12-29
    status Active
20. 2025-11-14
    listed $58,000 Active

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 10 d/yr ≥95°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 51 unhealthy d/yr today · 52 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$1,727
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,309
• Taxable income: $4,856
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,028/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: 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 — Castella

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

-13.8% since first listed

3 events — show timeline

• 2026-02-27 Price Changed $50,000 SMLS
• 2025-12-29 Relisted — SMLS
• 2025-11-14 Listed $58,000 SMLS