5701 Live Oak #73 · Kelseyville, CA 95451

$67,000

2 bd · 2.0 ba · 1,000 sqft · Land · 195 Days on market

Built 1983 5.93 ac lot $67/sqft · 51% above area

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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 MLS

Welcome home to tranquil living in the heart of Kelseyville, California! Nestled in a serene senior park community, this immaculate 2-bedroom, 2-bathroom gem beckons with comfort and convenience. Walk through the doors and discover a meticulously maintained residence that is move-in ready, offering the perfect blend of cozy elegance and modern functionality. The spacious open-plan living area boasts abundant natural light, highlighting an inviting layout ideal for both relaxation and entertaining. Each bedroom offers peaceful retreats with ample storage space to meet all your needs. The well-appointed kitchen features quality finishes and overlooks lush surroundings, ideal for whipping up gourmet meals or enjoying casual dining. Step outside onto your charming covered porch — perfect for morning coffee or evening sunsets. The fully fenced yard provides privacy and security while adding a touch of outdoor charm to your lifestyle. Ideally located within walking distance to downtown Kelseyvile's vibrant life, this property offers easy access to local eateries, shops, parks, ensuring you’re never far from what you need. Don’t miss out on the opportunity to call this delightful house your new home sweet home!

Key facts

• Fully fenced yard
• 5.93 acre lot
• Built 1983

Tags

• SPACIOUS OPEN-PLAN LIVING AREA
• WELL-APPOINTED KITCHEN
• CHARMING COVERED PORCH
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $67k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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; 1 comparable units currently listed for rent nearby; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).
• This rent runs 37% 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 49% 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; 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 $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.91% ✓
• Cap rate: 26.71%
• Cash-on-cash: 72.91%
• DSCR: 4.24
• GRM: 2.9

CMA / ARV

• ARV (median comp): $44,334
• List price: $67,000
• Delta: 51.12%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 68.1%
• Equity multiple: 4.07×
• Total profit: $57,536
• Equity at exit: $9,990

10-year hold

• IRR: 72.2%
• Equity multiple: 8.37×
• Total profit: $138,257
• Equity at exit: $5,793

Cash invested: $18,760 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,073

Break-even live

Break-even rent $591

Max offer price $67,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,111	-5% $1,092	+0% $1,073	+5% $1,054	+10% $1,035
Rent	-10% $919	-5% $996	+0% $1,073	+5% $1,150	+10% $1,227
Rate	-1.0pp $1,107	-0.5pp $1,090	base $1,073	+0.5pp $1,056	+1.0pp $1,038

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5631 Konocti Terrace Dr Kelseyville, CA	3.0	2.0	1200	$2,500	$2.08	44d	1	0.58mi

Listing history 26 events

1. 2026-06-19
   days on market $67,000 Active 195 DOM
2. 2026-06-18
   days on market $67,000 Active 194 DOM
3. 2026-06-17
   days on market $67,000 Active 193 DOM
4. 2026-06-16
   days on market $67,000 Active 192 DOM
5. 2026-06-15
   days on market $67,000 Active 191 DOM
6. 2026-06-14
   days on market $67,000 Active 189 DOM
7. 2026-06-12
   days on market $67,000 Active 188 DOM
8. 2026-06-09
   days on market $67,000 Active 185 DOM
9. 2026-06-08
   days on market $67,000 Active 184 DOM
10. 2026-06-07
    days on market $67,000 Active 183 DOM
11. 2026-06-07
    days on market $67,000 Active 182 DOM
12. 2026-06-03
    days on market $67,000 Active 179 DOM
13. 2026-06-02
    days on market $67,000 Active 178 DOM
14. 2026-06-01
    days on market $67,000 Active 177 DOM
15. 2026-05-31
    days on market $67,000 Active 176 DOM
16. 2026-05-30
    days on market $67,000 Active 175 DOM
17. 2026-05-07
    price $67,000 1241-char remark

    Show marketing remark (1241 chars)

    Welcome home to tranquil living in the heart of Kelseyville, California! Nestled in a serene senior park community, this immaculate 2-bedroom, 2-bathroom gem beckons with comfort and convenience. Walk through the doors and discover a meticulously maintained residence that is move-in ready, offering the perfect blend of cozy elegance and modern functionality. The spacious open-plan living area boasts abundant natural light, highlighting an inviting layout ideal for both relaxation and entertaining. Each bedroom offers peaceful retreats with ample storage space to meet all your needs. The well-appointed kitchen features quality finishes and overlooks lush surroundings, ideal for whipping up gourmet meals or enjoying casual dining. Step outside onto your charming covered porch — perfect for morning coffee or evening sunsets. The fully fenced yard provides privacy and security while adding a touch of outdoor charm to your lifestyle. Ideally located within walking distance to downtown Kelseyvile's vibrant life, this property offers easy access to local eateries, shops, parks, ensuring you’re never far from what you need. Don’t miss out on the opportunity to call this delightful house your new home sweet home!

18. 2026-03-11
    price $68,000 1241-char remark

    Show marketing remark (1241 chars)

    Welcome home to tranquil living in the heart of Kelseyville, California! Nestled in a serene senior park community, this immaculate 2-bedroom, 2-bathroom gem beckons with comfort and convenience. Walk through the doors and discover a meticulously maintained residence that is move-in ready, offering the perfect blend of cozy elegance and modern functionality. The spacious open-plan living area boasts abundant natural light, highlighting an inviting layout ideal for both relaxation and entertaining. Each bedroom offers peaceful retreats with ample storage space to meet all your needs. The well-appointed kitchen features quality finishes and overlooks lush surroundings, ideal for whipping up gourmet meals or enjoying casual dining. Step outside onto your charming covered porch — perfect for morning coffee or evening sunsets. The fully fenced yard provides privacy and security while adding a touch of outdoor charm to your lifestyle. Ideally located within walking distance to downtown Kelseyvile's vibrant life, this property offers easy access to local eateries, shops, parks, ensuring you’re never far from what you need. Don’t miss out on the opportunity to call this delightful house your new home sweet home!

19. 2026-01-10
    price $69,000 1241-char remark

    Show marketing remark (1241 chars)

    Welcome home to tranquil living in the heart of Kelseyville, California! Nestled in a serene senior park community, this immaculate 2-bedroom, 2-bathroom gem beckons with comfort and convenience. Walk through the doors and discover a meticulously maintained residence that is move-in ready, offering the perfect blend of cozy elegance and modern functionality. The spacious open-plan living area boasts abundant natural light, highlighting an inviting layout ideal for both relaxation and entertaining. Each bedroom offers peaceful retreats with ample storage space to meet all your needs. The well-appointed kitchen features quality finishes and overlooks lush surroundings, ideal for whipping up gourmet meals or enjoying casual dining. Step outside onto your charming covered porch — perfect for morning coffee or evening sunsets. The fully fenced yard provides privacy and security while adding a touch of outdoor charm to your lifestyle. Ideally located within walking distance to downtown Kelseyvile's vibrant life, this property offers easy access to local eateries, shops, parks, ensuring you’re never far from what you need. Don’t miss out on the opportunity to call this delightful house your new home sweet home!

20. 2025-12-06
    listed $79,000 Active 1241-char remark

    Show marketing remark (1241 chars)

    Welcome home to tranquil living in the heart of Kelseyville, California! Nestled in a serene senior park community, this immaculate 2-bedroom, 2-bathroom gem beckons with comfort and convenience. Walk through the doors and discover a meticulously maintained residence that is move-in ready, offering the perfect blend of cozy elegance and modern functionality. The spacious open-plan living area boasts abundant natural light, highlighting an inviting layout ideal for both relaxation and entertaining. Each bedroom offers peaceful retreats with ample storage space to meet all your needs. The well-appointed kitchen features quality finishes and overlooks lush surroundings, ideal for whipping up gourmet meals or enjoying casual dining. Step outside onto your charming covered porch — perfect for morning coffee or evening sunsets. The fully fenced yard provides privacy and security while adding a touch of outdoor charm to your lifestyle. Ideally located within walking distance to downtown Kelseyvile's vibrant life, this property offers easy access to local eateries, shops, parks, ensuring you’re never far from what you need. Don’t miss out on the opportunity to call this delightful house your new home sweet home!

21. 2022-03-30
    soldstatus $45,000 Closed Sale 292-char remark

    Show marketing remark (292 chars)

    Super Senior Special!! This 1983Â 14x65 2 bedroom 2 bath mobile home is delightful! Live in quaint Kelseyville close to town but still country. Spacious floor plan with expansive covered deck for enjoying Lake County's wonderful climate. ! Storage shed and a yard ready to love.

22. 2022-02-19
    historical Active Under Contract 292-char remark

    Show marketing remark (292 chars)

    Super Senior Special!! This 1983Â 14x65 2 bedroom 2 bath mobile home is delightful! Live in quaint Kelseyville close to town but still country. Spacious floor plan with expansive covered deck for enjoying Lake County's wonderful climate. ! Storage shed and a yard ready to love.

23. 2022-02-03
    listed $45,000 Active 292-char remark

    Show marketing remark (292 chars)

    Super Senior Special!! This 1983Â 14x65 2 bedroom 2 bath mobile home is delightful! Live in quaint Kelseyville close to town but still country. Spacious floor plan with expansive covered deck for enjoying Lake County's wonderful climate. ! Storage shed and a yard ready to love.

24. 2014-01-08
    soldstatus $10,500 Closed
25. 2013-12-24
    status Backup Offers Accepted
26. 2013-12-12
    listed $12,000 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: $253 · $21/mo
• Projected year-2 tax: $509 · $42/mo
• Expected delta: +$256/yr (+$21/mo · 101.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 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: $23,395
• − Mortgage interest: −$3,753
• − Property taxes: −$253
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$1,949
• Taxable income: $12,564
• Est. tax owed @ 24.0%: −$3,015
• After-tax cash flow: $9,865/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

+458.3% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $67,000 CRMLS
• 2026-03-11 Price Changed $68,000 CRMLS
• 2026-01-10 Price Changed $69,000 CRMLS
• 2025-12-06 Listed $79,000 CRMLS
• 2022-03-30 Sold (MLS) $45,000 CRMLS
• 2022-02-19 Contingent — CRMLS
• 2022-02-03 Listed $45,000 CRMLS
• 2014-01-08 Sold (MLS) $10,500 CRMLS
• 2013-12-24 Pending — CRMLS
• 2013-12-12 Listed $12,000 CRMLS

Property tax history

+3.9%/yr

Latest (2025): $253 · +49.6% YoY. Source: county tax records.