521 Wetzel Dr · McCloud, CA 96057

$399,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 249 Days on market

Built 1926 0.37 ac lot Est $336k · 19% over

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Why this score? — see what drove the D+ 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 +15.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Ensconced in the park-like setting of the secluded Wetzel Drive neighborhood, sits this historic home brimming in the charm of yesteryear. This 3 bedroom, 1 bathroom home offers a dreamy setting just steps away from downtown McCloud, on one of the most desirable streets in this quaint mountain village. Inside, you’ll discover details such as picture rail, gleaming original wood floors, classic wood drain boards and a custom tiled bathroom. The 3 bedrooms each offers extensive storage and ample natural light. The expansive living/dining room boasts plenty of space for hosting friends and family. The nicely situated kitchen offers stainless steel appliances and original cabinets and drainboards that bring back memories of days before. Outside you’ll find yourself enchanted by the sweeping, lush green lawns, as well as the many flowering trees and shrubs and the presence of the original boardwalk running between the houses of Wetzel and Edgewood. The property includes a darling detached cottage, perfect for art or music studio, workshop, home office, storage or more plus a separate garden tool shed. The expansive parcel extends across the road for extra parking and outdoor space.

Key facts

• New bathroom
• New kitchen floors
• New hot water heater

Tags

• NEW APPLIANCES
• NEW BATHROOM
• NEW KITCHEN COUNTERS
• NEW KITCHEN FLOORS
• NEW WOOD BURNING FIREPLACE
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof; Concrete perimeter foundation; Built as residential single-family home
• Exterior features: City lot; Level lot; Asphalt road access; Has view

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present; No central cooling
• Interior features: Dishwasher; Refrigerator; Wood-burning fireplace in the living room; Fireplace; Has heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $78 ($942/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 $350k (12.5% below list).
• Recommended offer: $350k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#636 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Siskiyou Union High (rural): math 25% / reading 55% proficiency, ranked #763 of 1,400 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 135 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

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Siskiyou County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $59k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (12.5% below list)

Questions for the listing agent

1. It's been on market 249 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 1926 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $336,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Hennessey Way	0.20mi	3/2.0	1,348 (-4%)	8mo	$272,500	$202	74
616 #26 E Colombero Dr	0.39mi	3/2.0	1,440 (+3%)	2mo	$29,000	$20	72
540 Broadway Ave	0.28mi	3/1.5	1,440 (+3%)	11mo	$425,000	$295	71
520 Quincy Ave	0.16mi	3/1.0	1,428 (+2%)	22mo	$342,500	$240	71
561 Quincy Ave	0.16mi	3/2.0	1,600 (+14%)	12mo	$320,000	$200	54
221 Shasta Ave	0.58mi	3/2.0	1,320 (-6%)	15mo	$375,000	$284	47
233 Squaw Valley Rd	0.59mi	3/2.5	1,524 (+9%)	16mo	$370,000	$243	38
429 Grove Ave	0.62mi	3/2.0	1,200 (-14%)	8mo	$280,000	$233	37
220 Squaw Valley Rd	0.57mi	3/2.0	1,200 (-14%)	23mo	$355,000	$296	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $222,800
• Equity at exit: $360,262

10-year hold

• IRR: 22.0%
• Equity multiple: 6.82×
• Total profit: $652,188
• Equity at exit: $776,918

Cash invested: $111,972 (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 96057

• Active inventory: 135
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$356 /mo · $4,276/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $78

Break-even live

Break-even rent $3,401

Max offer price $399,900

Occupancy floor 93%

Sensitivity live

Price	-10% $305	-5% $192	+0% $78	+5% $-35	+10% $-148
Rent	-10% $-198	-5% $-60	+0% $78	+5% $217	+10% $355
Rate	-1.0pp $280	-0.5pp $180	base $78	+0.5pp $-25	+1.0pp $-131

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Shasta Ave McCloud, CA	3.0	2.0	1344	$3,500	$2.60	14d	1	0.60mi

Listing history 27 events

1. 2026-06-19
   days on market $399,900 Active 249 DOM
2. 2026-06-18
   days on market $399,900 Active 248 DOM
3. 2026-06-17
   days on market $399,900 Active 247 DOM
4. 2026-06-16
   days on market $399,900 Active 246 DOM
5. 2026-06-15
   days on market $399,900 Active 245 DOM
6. 2026-06-14
   days on market $399,900 Active 243 DOM
7. 2026-06-12
   days on market $399,900 Active 242 DOM
8. 2026-06-09
   days on market $399,900 Active 239 DOM
9. 2026-06-08
   days on market $399,900 Active 238 DOM
10. 2026-06-07
    days on market $399,900 Active 237 DOM
11. 2026-06-07
    days on market $399,900 Active 236 DOM
12. 2026-06-04
    days on market $399,900 Active 234 DOM
13. 2026-06-02
    days on market $399,900 Active 233 DOM
14. 2026-06-01
    days on market $399,900 Active 232 DOM
15. 2026-05-31
    days on market $399,900 Active 231 DOM
16. 2026-05-31
    days on market $399,900 Active 230 DOM
17. 2026-04-27
    price $399,900
18. 2026-03-21
    status Active
19. 2026-03-17
    status Pending
20. 2026-01-05
    price $415,000
21. 2025-10-23
    price $434,000
22. 2025-10-08
    listed $459,000 Active
23. 2025-06-18
    price $459,000
24. 2022-11-17
    soldstatus $400,000

    Show marketing remark (1207 chars)

    Ensconced in the park-like setting of the secluded Wetzel Drive neighborhood, sits this historic home brimming in the charm of yesteryear. This 3 bedroom, 1 bathroom home offers a dreamy setting just steps away from downtown McCloud, on one of the most desirable streets in this quaint mountain village. Inside, you’ll discover details such as picture rail, gleaming original wood floors, classic wood drain boards and a custom tiled bathroom. The 3 bedrooms each offers extensive storage and ample natural light. The expansive living/dining room boasts plenty of space for hosting friends and family. The nicely situated kitchen offers stainless steel appliances and original cabinets and drainboards that bring back memories of days before. Outside you’ll find yourself enchanted by the sweeping, lush green lawns, as well as the many flowering trees and shrubs and the presence of the original boardwalk running between the houses of Wetzel and Edgewood. The property includes a darling detached cottage, perfect for art or music studio, workshop, home office, storage or more plus a separate garden tool shed. The expansive parcel extends across the road for extra parking and outdoor space.

25. 2022-11-17
    soldstatus $380,000 Closed 1207-char remark

    Show marketing remark (1207 chars)

    Ensconced in the park-like setting of the secluded Wetzel Drive neighborhood, sits this historic home brimming in the charm of yesteryear. This 3 bedroom, 1 bathroom home offers a dreamy setting just steps away from downtown McCloud, on one of the most desirable streets in this quaint mountain village. Inside, you’ll discover details such as picture rail, gleaming original wood floors, classic wood drain boards and a custom tiled bathroom. The 3 bedrooms each offers extensive storage and ample natural light. The expansive living/dining room boasts plenty of space for hosting friends and family. The nicely situated kitchen offers stainless steel appliances and original cabinets and drainboards that bring back memories of days before. Outside you’ll find yourself enchanted by the sweeping, lush green lawns, as well as the many flowering trees and shrubs and the presence of the original boardwalk running between the houses of Wetzel and Edgewood. The property includes a darling detached cottage, perfect for art or music studio, workshop, home office, storage or more plus a separate garden tool shed. The expansive parcel extends across the road for extra parking and outdoor space.

26. 2022-05-28
    listed $455,000 1207-char remark

    Show marketing remark (1207 chars)

    Ensconced in the park-like setting of the secluded Wetzel Drive neighborhood, sits this historic home brimming in the charm of yesteryear. This 3 bedroom, 1 bathroom home offers a dreamy setting just steps away from downtown McCloud, on one of the most desirable streets in this quaint mountain village. Inside, you’ll discover details such as picture rail, gleaming original wood floors, classic wood drain boards and a custom tiled bathroom. The 3 bedrooms each offers extensive storage and ample natural light. The expansive living/dining room boasts plenty of space for hosting friends and family. The nicely situated kitchen offers stainless steel appliances and original cabinets and drainboards that bring back memories of days before. Outside you’ll find yourself enchanted by the sweeping, lush green lawns, as well as the many flowering trees and shrubs and the presence of the original boardwalk running between the houses of Wetzel and Edgewood. The property includes a darling detached cottage, perfect for art or music studio, workshop, home office, storage or more plus a separate garden tool shed. The expansive parcel extends across the road for extra parking and outdoor space.

27. 2001-09-21
    soldstatus $136,000

ⓘ 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: $4,276 · $356/mo
• Projected year-2 tax: $4,276 · $356/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$22,401
• − Property taxes: −$4,276
• − Insurance: −$2,797
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$11,633
• Taxable loss: −$5,827
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $2,340/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: Siskiyou Union High
• NCES district ID: 0636940
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $39,293
• Composite: 35.84/100
• National rank: #9605
• State rank: #763 of 1400 in CA

Livability — McCloud

• Score: 59/100
• State rank: #636
• US rank: #20040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCloud, CA
• Population (ZIP): 1,076

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 (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 6% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Russian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Other Asian/Pacific 1% Spanish 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: ▲ 147.64%
• Current HPI: 490.68
• 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

+194.0% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $399,900 SAOR
• 2026-03-21 Relisted — SAOR
• 2026-03-17 Pending — SAOR
• 2026-01-05 Price Changed $415,000 SAOR
• 2025-10-23 Price Changed $434,000 SAOR
• 2025-10-08 Listed $459,000 SAOR
• 2025-06-18 Price Changed $459,000 SMLS
• 2022-11-17 Sold (Public Records) $400,000 Public Records
• 2022-11-17 Sold (MLS) $380,000 SMLS
• 2022-05-28 Listed $455,000 SMLS
• 2001-09-21 Sold (Public Records) $136,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,276 · +1.6% YoY. Source: county tax records.