4300 Pine St Unit Tenant · Dunsmuir, CA 96025

$450,000

16 bd · 16.0 ba · 2,000 sqft · MultiFamily · 103 Days on market

3,920 sqft lot

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great income generating property just steps from downtown Dunsmuir. Newly renovated with amazing tenants in place. Clean & Tidy - what more could you ask for. All four units are one bedroom one bath. Back patio for the lower units is shared, and upstairs units share a deck. There is a full basement as well, where every tenant has a storage space, and paid laundry for extra income. Call for a tour today!

Key facts

• Full basement
• Storage space
• Newly renovated

Tags

• NEWLY RENOVATED
• BACK PATIO
• FULL BASEMENT
• STORAGE SPACE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water
• Home design: Multi-family residential income property; 2 stories
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Patio; Wood fencing

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Wall/window air conditioning unit(s); Has cooling
• Interior features: Full basement; Basement laundry (washer located in basement)
• Laundry & utility: Washer (in basement)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative. Per door: $-24/mo.
• To cash-flow at today's rent, offer at most $436k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (13.3% below list).
• Recommended offer: $390k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $3k of loan paydown is wiped out by about $14k 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 103 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 10→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,000 (13.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-78,890
• Equity at exit: $67,096

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-76,107
• Equity at exit: $38,908

Cash invested: $126,000 (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: 38.5×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-95

Break-even live

Break-even rent $4,021

Max offer price $436,209

Occupancy floor 97%

Sensitivity live

Price	-10% $216	-5% $60	+0% $-95	+5% $-251	+10% $-406
Rent	-10% $-403	-5% $-249	+0% $-95	+5% $59	+10% $213
Rate	-1.0pp $131	-0.5pp $19	base $-95	+0.5pp $-212	+1.0pp $-331

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,900
Total (4 units)			$3,900

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $450,000 Active 103 DOM
2. 2026-06-19
   days on market $450,000 Active 101 DOM
3. 2026-06-18
   days on market $450,000 Active 100 DOM
4. 2026-06-17
   days on market $450,000 Active 99 DOM
5. 2026-06-16
   days on market $450,000 Active 98 DOM
6. 2026-06-15
   days on market $450,000 Active 97 DOM
7. 2026-06-14
   days on market $450,000 Active 95 DOM
8. 2026-06-12
   days on market $450,000 Active 94 DOM
9. 2026-06-09
   days on market $450,000 Active 91 DOM
10. 2026-06-08
    days on market $450,000 Active 90 DOM
11. 2026-06-07
    days on market $450,000 Active 89 DOM
12. 2026-06-07
    days on market $450,000 Active 88 DOM
13. 2026-06-04
    days on market $450,000 Active 85 DOM
14. 2026-06-02
    days on market $450,000 Active 84 DOM
15. 2026-06-01
    days on market $450,000 Active 83 DOM
16. 2026-05-31
    days on market $450,000 Active 82 DOM
17. 2026-05-31
    days on market $450,000 Active 81 DOM
18. 2026-03-10
    listed $450,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 10 d/yr ≥95°F today · 24 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: $46,800
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$3,048
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$13,091
• Taxable loss: −$8,783
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $964/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

• Census place: Dunsmuir, CA
• 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

• 2026-03-10 Listed $450,000 SMLS