417 Broadway Ave · McCloud, CA 96057

$364,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 37 Days on market

Built 1900 9,148 sqft lot Est $261k · 39% over

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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 +20.1/30.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Modern upgrades meld seamlessly with classic McCloud charm. This 2 bedroom, 2 bathroom home offers a relaxing retreat in the quiet village of McCloud, nestled at the base of Mt Shasta. A cozy living room with original wood floors welcomes you through the newly installed front door and invites to you leave your worries behind. Both of the 2 bedrooms have recently remodeled en suite bathrooms- one even includes a heated tile floor- perfect for keeping those bare feet warm on chilly winter nights in this mountain locale. There is a nice eat-in kitchen which also includes the old wood stove. Outside, you'll find a delightful peek of Mt Shasta from the back yard, a mature and well producing apple tree in the front and a spacious 2 car garage accessible from the alley. Included in the sale of this home is nearly all furnishing, decor, household items and appliances so it is move in ready! Located near downtown with it's fine eateries, shops and festivals plus regional outdoor recreation opportunities, this charming cottage is ready to be your home-away-from-home in McCloud!

Key facts

• Modern vinyl windows
• Updated metal roof
• Backyard setting

Tags

• UPDATED METAL ROOF
• MODERN VINYL WINDOWS
• REMODELED BATHROOMS
• OPEN LIGHT FILLED KITCHEN
• BACKYARD SETTING
• OVERSIZED DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Single-story
• Construction: Cement siding; Metal roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Vinyl
• Interior features: Dishwasher; Dryer; Microwave; Electric range; Refrigerator; Washer; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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 (3.8% below list).
• Recommended offer: $350k (3.8% 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 $39k of equity ($3k loan paydown + $36k 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 $102k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $235k; list at $364k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (3.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $260,960
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Broadway Avenue Ave	0.10mi	2/2.0	1,150 (+3%)	13mo	$265,000	$230	80
429 Grove Ave	0.39mi	3/2.0 (+1)	1,200 (+7%)	8mo	$280,000	$233	59
200 Cadorna Ave	0.40mi	2/1.0	996 (-11%)	8mo	$150,000	$151	52
312 Squaw Valley Rd	0.58mi	2/1.0	1,140 (+2%)	20mo	$330,000	$289	50
220 Squaw Valley Rd	0.48mi	3/2.0 (+1)	1,200 (+7%)	23mo	$355,000	$296	42

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $219,442
• Equity at exit: $327,920

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $629,556
• Equity at exit: $707,172

Cash invested: $101,920 (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 96057

• Active inventory: 135
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,909
• Tax from tax record: −$249 /mo · $2,993/yr
• Insurance: −$152
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $333

Break-even live

Break-even rent $3,079

Max offer price $364,000

Occupancy floor 85%

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: $91,000
• Closing costs: $10,920
• 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	13d	1	0.38mi

Listing history 24 events

1. 2026-06-19
   days on market $364,000 Active 37 DOM
2. 2026-06-18
   days on market $364,000 Active 36 DOM
3. 2026-06-17
   days on market $364,000 Active 35 DOM
4. 2026-06-16
   days on market $364,000 Active 34 DOM
5. 2026-06-16
   price $364,000 Active 33 DOM
6. 2026-06-15
   days on market $379,000 Active 33 DOM
7. 2026-06-14
   days on market $379,000 Active 31 DOM
8. 2026-06-12
   days on market $379,000 Active 30 DOM
9. 2026-06-09
   days on market $379,000 Active 27 DOM
10. 2026-06-08
    days on market $379,000 Active 26 DOM
11. 2026-06-07
    days on market $379,000 Active 25 DOM
12. 2026-06-07
    days on market $379,000 Active 24 DOM
13. 2026-06-04
    days on market $379,000 Active 22 DOM
14. 2026-06-02
    days on market $379,000 Active 21 DOM
15. 2026-06-01
    days on market $379,000 Active 20 DOM
16. 2026-05-31
    days on market $379,000 Active 19 DOM
17. 2026-05-31
    days on market $379,000 Active 18 DOM
18. 2026-05-12
    listed $379,000 Active
19. 2020-03-11
    soldstatus $235,000 1084-char remark

    Show marketing remark (1084 chars)

    Modern upgrades meld seamlessly with classic McCloud charm. This 2 bedroom, 2 bathroom home offers a relaxing retreat in the quiet village of McCloud, nestled at the base of Mt Shasta. A cozy living room with original wood floors welcomes you through the newly installed front door and invites to you leave your worries behind. Both of the 2 bedrooms have recently remodeled en suite bathrooms- one even includes a heated tile floor- perfect for keeping those bare feet warm on chilly winter nights in this mountain locale. There is a nice eat-in kitchen which also includes the old wood stove. Outside, you'll find a delightful peek of Mt Shasta from the back yard, a mature and well producing apple tree in the front and a spacious 2 car garage accessible from the alley. Included in the sale of this home is nearly all furnishing, decor, household items and appliances so it is move in ready! Located near downtown with it's fine eateries, shops and festivals plus regional outdoor recreation opportunities, this charming cottage is ready to be your home-away-from-home in McCloud!

20. 2019-09-30
    listed $239,000 1084-char remark

    Show marketing remark (1084 chars)

    Modern upgrades meld seamlessly with classic McCloud charm. This 2 bedroom, 2 bathroom home offers a relaxing retreat in the quiet village of McCloud, nestled at the base of Mt Shasta. A cozy living room with original wood floors welcomes you through the newly installed front door and invites to you leave your worries behind. Both of the 2 bedrooms have recently remodeled en suite bathrooms- one even includes a heated tile floor- perfect for keeping those bare feet warm on chilly winter nights in this mountain locale. There is a nice eat-in kitchen which also includes the old wood stove. Outside, you'll find a delightful peek of Mt Shasta from the back yard, a mature and well producing apple tree in the front and a spacious 2 car garage accessible from the alley. Included in the sale of this home is nearly all furnishing, decor, household items and appliances so it is move in ready! Located near downtown with it's fine eateries, shops and festivals plus regional outdoor recreation opportunities, this charming cottage is ready to be your home-away-from-home in McCloud!

21. 2017-12-08
    soldstatus $169,000
22. 2017-11-25
    soldstatus $161,000 665-char remark

    Show marketing remark (665 chars)

    SUPER CLEAN AND CUTE 2 bdrm/2 bath Home ready for you to move in. Very charming home in the heart of town. The house was a 3 bedroom but new owner merged 2 bedrooms making a master's bedroom very spacious with an office and walk in closet. A MUST SEE HOUSE . Very private. The other bedroom is now a moder master suit with pocket door entering the bath, tile floor, fan, window, corner shower with glass enclosure. Kitchen has a functioning incinerator!!!. New roof, new siding and paint. Yard is well maintained and a very green lawn. space for vegetable garden. Mature apple tree and ornamental plants and trees. All New Siding! New Electrical!! New Metal Roof!!

23. 2017-08-28
    listed $175,000 665-char remark

    Show marketing remark (665 chars)

    SUPER CLEAN AND CUTE 2 bdrm/2 bath Home ready for you to move in. Very charming home in the heart of town. The house was a 3 bedroom but new owner merged 2 bedrooms making a master's bedroom very spacious with an office and walk in closet. A MUST SEE HOUSE . Very private. The other bedroom is now a moder master suit with pocket door entering the bath, tile floor, fan, window, corner shower with glass enclosure. Kitchen has a functioning incinerator!!!. New roof, new siding and paint. Yard is well maintained and a very green lawn. space for vegetable garden. Mature apple tree and ornamental plants and trees. All New Siding! New Electrical!! New Metal Roof!!

24. 2006-10-03
    soldstatus $215,000

ⓘ 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: $2,993 · $249/mo
• Projected year-2 tax: $2,993 · $249/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 7/10 Severe FEMA zone AO · 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: −$20,390
• − Property taxes: −$2,993
• − Insurance: −$3,288
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,589
• Taxable loss: −$1,979
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $4,469/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

+76.3% since first listed

7 events — show timeline

• 2026-05-12 Listed $379,000 SMLS
• 2020-03-11 Sold (MLS) $235,000 SMLS
• 2019-09-30 Listed $239,000 SMLS
• 2017-12-08 Sold (Public Records) $169,000 Public Records
• 2017-11-25 Sold (MLS) $161,000 SMLS
• 2017-08-28 Listed $175,000 SMLS
• 2006-10-03 Sold (Public Records) $215,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,993 · +1.6% YoY. Source: county tax records.