13942 Apple Ln · Clearlake Oaks, CA 95423

$160,000

3 bd · 2.0 ba · 1,152 sqft · Land · 53 Days on market

Built 1976 4,792 sqft lot $139/sqft · 71% above area $37/mo HOA · 2% of rent

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 1,152 sq ft home offers a perfect blend of comfort, style, and modern living. Featuring 3 spacious bedrooms and 2 bathrooms, this property is ideal for those seeking a starter home or an investment property this home has great potential. The newly renovated master bathroom is a standout, showcasing stunning porcelain tile and offering a spa-like atmosphere for relaxation. Throughout the home, you'll find newer laminate floors that add a fresh, modern touch, while the kitchen’s charming tile counters provide a timeless appeal. Enjoy seamless indoor-outdoor living with a new sliding glass door in the living room/dining area that leads out to the back porch, where you can unwind whi

Key facts

• Gated in ground pool
• Back porch
• Front and back decks

Tags

• PORCELAIN TILE
• NEW SLIDING GLASS DOOR
• BACK PORCH
• FRONT AND BACK DECKS
• GATED IN GROUND POOL
• HORSESHOE PITS

Property features AI

Finance

• Other: Located in R1 zoning; Paved road access; Directions: Hwy 20 to Orchard Shores, left on Apple Lane; house on the left
• HOA & community: Part of Orchard Shores association; Monthly HOA fee of $37; Association amenities: pool, meeting room, dog park, outdoor cooking area, maintained grounds, picnic area, other courts

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; 2 total parking spaces
• Utilities: Standard electric service; Propane available; Public/District water; Public sewer; Water, sewer, and electricity available
• Home design: Manufactured house; One story; Entry at Apple Lane; No common walls
• Construction: Certified 433a foundation; Year built per public records
• Exterior features: Wood patio/porch; Has patio; Community/association pool; Greenbelt; Has view; 0–1 unit per acre

Interior

• Kitchen: Refrigerator; Propane range; Propane oven; Tile counters; Breakfast counter/bar; Formal dining room
• Bedrooms: Main floor primary bedroom; All bedrooms on main level; 3 main-level bedrooms
• Flooring: Tile; Vinyl; Laminate
• Bathrooms: 2 full bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Central furnace
• Interior features: Tile counters; Kitchen open to family room; Pots & pan drawers; Entry; Center hall; Living room; Family room; Office; Primary bathroom
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in Clearlake Oaks — 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 60/100 on livability (#569 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Konocti Unified (town): math 9% / reading 21% proficiency, ranked #494 of 517 in CA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 136 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.25% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $93,595
• List price: $160,000
• Delta: 70.95%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,806
• Equity at exit: $23,857

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $43,829
• Equity at exit: $13,834

Cash invested: $44,800 (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 95423

• Home prices YoY: -20.6%
• Active inventory: 136
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$67
• HOA: −$37
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $482

Break-even live

Break-even rent $1,390

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $573	-5% $527	+0% $482	+5% $437	+10% $392
Rent	-10% $324	-5% $403	+0% $482	+5% $561	+10% $640
Rate	-1.0pp $563	-0.5pp $523	base $482	+0.5pp $441	+1.0pp $398

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12755 Blue Heron Ct Clearlake Oaks, CA	2.0	2.0	1134	$2,000	$1.76	44d	1	1.02mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 26 events

1. 2026-06-19
   days on market $160,000 Active 53 DOM
2. 2026-06-18
   days on market $160,000 Active 52 DOM
3. 2026-06-17
   days on market $160,000 Active 51 DOM
4. 2026-06-16
   days on market $160,000 Active 50 DOM
5. 2026-06-15
   days on market $160,000 Active 49 DOM
6. 2026-06-14
   days on market $160,000 Active 47 DOM
7. 2026-06-13
   days on market $160,000 Active 46 DOM
8. 2026-06-10
   days on market $160,000 Active 44 DOM
9. 2026-06-09
   days on market $160,000 Active 43 DOM
10. 2026-06-08
    days on market $160,000 Active 42 DOM
11. 2026-06-07
    days on market $160,000 Active 41 DOM
12. 2026-06-05
    days on market $160,000 Active 38 DOM
13. 2026-06-02
    days on market $160,000 Active 36 DOM
14. 2026-06-01
    days on market $160,000 Active 35 DOM
15. 2026-05-31
    days on market $160,000 Active 34 DOM
16. 2026-05-30
    days on market $160,000 Active 33 DOM
17. 2026-05-06
    historical Active Under Contract 1380-char remark
18. 2026-04-27
    listed $160,000 Active 1380-char remark
19. 2026-04-15
    historical
20. 2026-01-19
    listed $180,000 Active
21. 2026-01-15
    historical
22. 2025-07-19
    listed $180,000 Active
23. 2006-07-25
    soldstatus $75,000
24. 2006-07-21
    soldstatus $75,000
25. 2006-01-16
    listed $120,000
26. 1993-12-10
    soldstatus $42,000

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$8,962
• − Property taxes: −$1,862
• − Insurance: −$800
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$444
• − Depreciation: −$4,655
• Taxable income: $3,437
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,961/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: Konocti Unified
• NCES district ID: 0620070
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,026
• Composite: 11.81/100
• National rank: #9677
• State rank: #494 of 517 in CA

Livability — Clearlake Oaks

• Score: 60/100
• State rank: #569
• US rank: #18675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearlake Oaks, CA
• Population (ZIP): 3,432

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 9% Native American 3% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 5% Lithuanian 4% Russian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 7% 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: ▼ -46.32%
• Current HPI: 178.9812
• 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

+281.0% since first listed

11 events — show timeline

• 2026-05-26 Relisted — CRMLS
• 2026-05-06 Contingent — CRMLS
• 2026-04-27 Listed $160,000 CRMLS
• 2026-04-15 Listing Removed — CRMLS
• 2026-01-19 Listed $180,000 CRMLS
• 2026-01-15 Listing Removed — CRMLS
• 2025-07-19 Listed $180,000 CRMLS
• 2006-07-25 Sold (MLS) $75,000 CRMLS
• 2006-07-21 Sold (Public Records) $75,000 Public Records
• 2006-01-16 Listed $120,000 CRMLS
• 1993-12-10 Sold (Public Records) $42,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,862 · +1.0% YoY. Source: county tax records.