16067 Dam Rd · Clearlake, CA 95422

$189,000

1 bd · 2.5 ba · 684 sqft · MultiFamily public records · 37 Days on market

Built 1956 4,356 sqft lot $276/sqft · at area comps Est $195k · at est.

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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 +23.6/30.0
• ARV discount +8.8/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

Key facts

• Private boat dock
• Newer roof
• Waterfront property

Tags

• WATERFRONT PROPERTY
• NEWER ROOF
• TWO SEPARATE LIVING SPACES
• PRIVATE BOAT DOCK
• DIRECT ACCESS TO THE WATER
• FULLY FURNISHED

Property features AI

Finance

• Other: Lot size source: Assessor's data; Lot features: 0–1 unit per acre
• HOA & community: Community amenities: watersports, horse trails, golf course, biking, hiking, fishing, dog park, park, sidewalks, lake access, mountainous terrain, BLM/National Forest nearby

Exterior

• Parking: Uncovered parking for 3 vehicles; Driveway (asphalt)
• Security: Smoke detector
• Utilities: Public sewer; Public/district water; Sewer, electricity and water connected
• Home design: Single-story house; 2 total dwelling units (includes an ADU); Property includes 1 ADU
• Construction: Structure type: House; Year built source: Public records
• Exterior features: House; Rain gutters; Private barbecue; Open patio; Storage building, shed and outbuilding; Lot on/near seawall, includes dock, creek on lot; Fishing access in community; Has a view

Interior

• Kitchen: Refrigerator; Electric range and electric oven; Formal dining room
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom with shower in tub; 1 half bathroom
• Heating & cooling: Electric heating and space heater; Window/wall cooling units
• Interior features: One-level home; All bedrooms on the main level; Entry on the main level; Smoke detector; Private spa
• Laundry & utility: Individual laundry room; Washer and dryer included; Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.8% in Clearlake — 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 61/100 on livability (#549 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools F, crime 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: 292 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 $6k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $100k; list at $189k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $183,330 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (median comp): $194,783
• List price: $189,000
• Delta: -2.97%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,080
• Equity at exit: $28,181

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $13,390
• 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 95422

• Home prices YoY: -33.4%
• Active inventory: 292
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $291

Break-even live

Break-even rent $1,613

Max offer price $189,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,980
Total (2 units)			$1,981

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7665 Cache Creek Way Apt A Clearlake, CA	1.0	1.0	600	$850	$1.42	20d	1	0.35mi

Listing history 38 events

1. 2026-06-19
   days on market $189,000 Active 37 DOM
2. 2026-06-18
   days on market $189,000 Active 36 DOM
3. 2026-06-17
   days on market $189,000 Active 35 DOM
4. 2026-06-16
   days on market $189,000 Active 34 DOM
5. 2026-06-15
   days on market $189,000 Active 33 DOM
6. 2026-06-14
   days on market $189,000 Active 31 DOM
7. 2026-06-13
   days on market $189,000 Active 30 DOM
8. 2026-06-10
   days on market $189,000 Active 28 DOM
9. 2026-06-09
   days on market $189,000 Active 27 DOM
10. 2026-06-08
    days on market $189,000 Active 26 DOM
11. 2026-06-07
    days on market $189,000 Active 25 DOM
12. 2026-06-05
    days on market $189,000 Active 22 DOM
13. 2026-06-02
    days on market $189,000 Active 20 DOM
14. 2026-06-01
    days on market $189,000 Active 19 DOM
15. 2026-05-31
    days on market $189,000 Active 18 DOM
16. 2026-05-30
    days on market $189,000 Active 17 DOM
17. 2026-05-13
    listed $189,000 Active 1683-char remark
18. 2015-02-16
    soldstatus $100,000 Sold 312-char remark

    Show marketing remark (312 chars)

    A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

19. 2015-02-16
    soldstatus $100,000 Sold

    Show marketing remark (312 chars)

    A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

20. 2015-02-13
    soldstatus $100,000
21. 2014-12-17
    status Pending 312-char remark

    Show marketing remark (312 chars)

    A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

22. 2014-12-17
    status Pending

    Show marketing remark (312 chars)

    A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

23. 2014-09-22
    listed $85,000 New 312-char remark

    Show marketing remark (312 chars)

    A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

24. 2014-09-22
    listed $85,000 New

    Show marketing remark (312 chars)

    A must see to believe that this home has so much to offer with its 1 bed room each unit, spacious living rm, walk in closet & full bath rooms. 2 car port & convenient to shopping areas. Off Hwy 29 into a beautiful neighborhood, has running creek back yard & sunset view. A vacation home awakes for U.

25. 2014-01-01
    historical
26. 2013-07-11
    listed $90,000 Active
27. 2011-06-14
    historical
28. 2011-01-04
    soldstatus $40,000
29. 2010-08-18
    listed $59,900
30. 2009-11-30
    listed $84,900
31. 2007-11-11
    historical
32. 2007-11-11
    historical
33. 2007-05-14
    listed $269,000
34. 2007-04-18
    listed $269,000
35. 2006-03-10
    soldstatus $220,000
36. 2006-03-10
    soldstatus $220,000
37. 2005-11-10
    listed $220,000
38. 1992-05-12
    soldstatus $70,000

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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 X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,772
• − Mortgage interest: −$10,587
• − Property taxes: −$1,651
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,498
• Taxable income: $489
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $3,375/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

• Score: 61/100
• State rank: #549
• US rank: #18284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearlake, CA
• Population (ZIP): 17,101

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 15% Black 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 1% Russian 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 22% Other Indo-European 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: ▼ -124.47%
• Current HPI: 248.654
• 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

+170.0% since first listed

22 events — show timeline

• 2026-05-13 Listed $189,000 CRMLS
• 2015-02-16 Sold (MLS) $100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-02-16 Sold (MLS) $100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-02-13 Sold (Public Records) $100,000 Public Records
• 2014-12-17 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-12-17 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-09-22 Listed $85,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-09-22 Listed $85,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-01-01 Listing Removed — CRMLS
• 2013-07-11 Listed $90,000 CRMLS
• 2011-06-14 Listing Removed — CRMLS
• 2011-01-04 Sold (MLS) $40,000 CRMLS
• 2010-08-18 Listed $59,900 CRMLS
• 2009-11-30 Listed $84,900 CRMLS
• 2007-11-11 Listing Removed — CRMLS
• 2007-11-11 Listing Removed — CRMLS
• 2007-05-14 Listed $269,000 CRMLS
• 2007-04-18 Listed $269,000 CRMLS
• 2006-03-10 Sold (Public Records) $220,000 Public Records
• 2006-03-10 Sold (MLS) $220,000 CRMLS
• 2005-11-10 Listed $220,000 CRMLS
• 1992-05-12 Sold (Public Records) $70,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,651 · +102.5% YoY. Source: county tax records.