6435 S Francis St · Dunsmuir, CA 96025

$189,000

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 44 Days on market

Built 1924 10,019 sqft lot Est $205k · 8% under

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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 +23.0/30.0
• ARV discount +11.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper in Dunsmuir CA! Large home with 3 bedrooms 2 bathrooms and good bones. House is need of some repairs and updates but is a great opportunity to add value to this charming home in South Siskiyou County. With a large floorpan there is plenty of room to let the creative juices flow and bring this property back to life! Built in 1924, in a time when construction materials were made to last. Dunsmuir is home to the Sacramento River with multiple access points, Hedge Creek Falls, Mossbrae Falls, and some of the best fly fishing in the north state. Only 10-15 minutes to City of Mount Shasta, and 45 minutes to Redding the other direction, the location is tough to match! Live in a small r

Key facts

• Mossbrae falls
• Large floorpan
• Hedge creek falls

Tags

• LARGE FLOORPAN
• MULTIPLE ACCESS POINTS
• HEDGE CREEK FALLS
• MOSSBRAE FALLS
• SMALL RIVER MOUNTAIN TOWN

Property features AI

Exterior

• Parking: Attached garage (1 car); Concrete and paved parking
• Utilities: Public water; Propane
• Home design: Single-family residence; One story; Residential property
• Construction: Stone and wood siding exterior; Composition roof
• Exterior features: Garden; Deck; Sloped lot

Interior

• Kitchen: Cooktop; Electric oven
• Flooring: Carpet
• Heating & cooling: Baseboard heating; Wood stove
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $186k (1.6% below list).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, schools D, crime 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.
• 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 $1k of loan paydown is wiped out by about $6k 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 44 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 10→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1924 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $204,984
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4408 Oak St	0.53mi	3/2.0	1,763 (+1%)	7mo	$380,000	$216	68
4201 Wood St	0.42mi	4/2.0 (+1)	1,650 (-6%)	0mo	$319,000	$193	65
5985 Dunsmuir Ave	0.56mi	4/2.0 (+1)	1,800 (+3%)	9mo	$210,000	$117	57
107 S 1st St	0.21mi	3/1.5	1,518 (-13%)	15mo	$385,000	$254	53
6290 Hilltop Dr	0.42mi	3/1.0	1,540 (-12%)	12mo	$66,500	$43	46
4212 Branstetter	0.45mi	3/2.0	1,540 (-12%)	21mo	$110,000	$71	41
4127 Edyth St	0.35mi	2/1.0 (-1)	1,516 (-14%)	17mo	$80,500	$53	38

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-13,565
• Equity at exit: $28,181

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $10,057
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $268

Break-even live

Break-even rent $1,520

Max offer price $189,000

Occupancy floor 81%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $189,000 Active 44 DOM
2. 2026-06-18
   days on market $189,000 Active 43 DOM
3. 2026-06-17
   days on market $189,000 Active 42 DOM
4. 2026-06-16
   days on market $189,000 Active 41 DOM
5. 2026-06-15
   days on market $189,000 Active 40 DOM
6. 2026-06-14
   days on market $189,000 Active 38 DOM
7. 2026-06-12
   days on market $189,000 Active 37 DOM
8. 2026-06-09
   days on market $189,000 Active 34 DOM
9. 2026-06-08
   days on market $189,000 Active 33 DOM
10. 2026-06-07
    days on market $189,000 Active 32 DOM
11. 2026-06-07
    days on market $189,000 Active 31 DOM
12. 2026-06-04
    days on market $189,000 Active 28 DOM
13. 2026-06-02
    days on market $189,000 Active 27 DOM
14. 2026-06-01
    days on market $189,000 Active 26 DOM
15. 2026-05-31
    days on market $189,000 Active 25 DOM
16. 2026-05-31
    pricedays on market $189,000 Active 24 DOM
17. 2026-05-06
    listed $225,000 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: $777 · $65/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$660/yr (+$55/mo · 84.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 10 d/yr ≥95°F today · 25 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: $22,322
• − Mortgage interest: −$10,587
• − Property taxes: −$777
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$5,498
• Taxable income: $146
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $3,186/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 — 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

• 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

1 event — show timeline

• 2026-05-06 Listed $225,000 SMLS

Property tax history

+2.1%/yr

Latest (2025): $777 · +1.1% YoY. Source: county tax records.