11633 Lakeview Dr · Clearlake Oaks, CA 95423

$190,000

2 bd · 1.5 ba · 1,840 sqft · SingleFamily public records · 212 Days on market

Built 1978 4,350 sqft lot $103/sqft · 42% below area Est $330k · 42% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this spacious 2-bedroom, 1.5-bathroom house boasting 1,840 sq. ft. of potential in a serene neighborhood. With breathtaking lake views and a large deck perfect for entertaining or enjoying sunset moments, this home is a tranquil escape just waiting for your personal touch. Featuring two versatile bonus rooms, this property offers endless possibilities—whether you envision a home office, gym, or creative space. While it needs some repairs and updates, this canvas is ideal for buyers ready to invest in their vision. Unlock the potential of this contractor special and make it your own.

Key facts

• Large deck
• Lake views
• Bonus rooms

Tags

• LAKE VIEWS
• LARGE DECK
• BONUS ROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $182k (4.3% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.3% in Clearlake Oaks — 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 60/100 on livability (#569 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: health & safety C-, schools 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: 136 active listings in the ZIP; 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 212 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $155k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $329,534
• List price: $190,000
• Delta: -42.34%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-17,565
• Equity at exit: $28,330

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,664
• Equity at exit: $16,428

Cash invested: $53,200 (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 95423

• Home prices YoY: -20.6%
• Active inventory: 136
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $208

Break-even live

Break-even rent $1,556

Max offer price $190,000

Occupancy floor 84%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-01-23
   price $190,000 604-char remark

   Show marketing remark (604 chars)

   Discover this spacious 2-bedroom, 1.5-bathroom house boasting 1,840 sq. ft. of potential in a serene neighborhood. With breathtaking lake views and a large deck perfect for entertaining or enjoying sunset moments, this home is a tranquil escape just waiting for your personal touch. Featuring two versatile bonus rooms, this property offers endless possibilities—whether you envision a home office, gym, or creative space. While it needs some repairs and updates, this canvas is ideal for buyers ready to invest in their vision. Unlock the potential of this contractor special and make it your own.

2. 2025-10-24
   listed $199,000 Active 604-char remark

   Show marketing remark (604 chars)

   Discover this spacious 2-bedroom, 1.5-bathroom house boasting 1,840 sq. ft. of potential in a serene neighborhood. With breathtaking lake views and a large deck perfect for entertaining or enjoying sunset moments, this home is a tranquil escape just waiting for your personal touch. Featuring two versatile bonus rooms, this property offers endless possibilities—whether you envision a home office, gym, or creative space. While it needs some repairs and updates, this canvas is ideal for buyers ready to invest in their vision. Unlock the potential of this contractor special and make it your own.

3. 2023-08-24
   soldstatus $155,000 Closed Sale 1022-char remark

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

4. 2023-08-24
   soldstatus $155,000

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

5. 2023-07-28
   historical Active Under Contract 1022-char remark

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

6. 2023-07-17
   status Active 1022-char remark

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

7. 2023-06-27
   historical Active Under Contract 1022-char remark

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

8. 2023-06-14
   price $165,000 1022-char remark

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

9. 2023-05-19
   status Active 1022-char remark

   Show marketing remark (1022 chars)

   You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

10. 2023-03-27
    historical Active Under Contract 1022-char remark

    Show marketing remark (1022 chars)

    You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

11. 2023-03-17
    status Active 1022-char remark

    Show marketing remark (1022 chars)

    You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

12. 2023-02-27
    historical Active Under Contract 1022-char remark

    Show marketing remark (1022 chars)

    You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

13. 2023-02-03
    listed $175,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    You will wake up to stunning lake views every morning! Enjoy a cup of your favorite beverage while sitting out on your deck and take in the scenic views of the lake and mountains. This large 2 bedroom and 2 bathroom home has loads of potential. There are bonus rooms that could be used as a den, office or music/art room. Open floorplan with room for entertaining. Spacious kitchen with lots of cabinets and center island. Living room, formal dining area and additional sunroom are all upstairs. Bathroom upstairs has a tub/shower combo with linen cabinet. There are stairs that lead down to two bonus rooms, bathroom, storage area and laundry area with washer and dryer hook ups. There is also a separate entrance to the downstairs area. Tons of windows throughout for lots of natural light. Nice backyard with small patio and some landscaping. Lots of options here. Bring your imagination and this could be made into your dream home. Shopping, restaurants, fishing, boating and wineries near by. Come live the lake life!

14. 2019-09-24
    historical Off-Market
15. 2019-09-07
    historical Hold Do Not Show
16. 2019-08-13
    listed $139,000 Active
17. 2019-08-13
    listed $139,000 Active
18. 2008-11-11
    historical
19. 2008-01-23
    listed $269,000
20. 2003-12-30
    historical
21. 2003-10-01
    listed $320,000
22. 1999-04-09
    soldstatus $77,000
23. 1994-02-25
    soldstatus $55,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $1,841 · $153/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 1/10 Low FEMA zone X (unshaded) · 0% 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 · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,828
• − Mortgage interest: −$10,643
• − Property taxes: −$1,841
• − Insurance: −$950
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,527
• Taxable loss: −$626
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,646/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 Oaks

• Score: 60/100
• State rank: #569
• US rank: #18675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearlake Oaks, CA
• Population (ZIP): 3,432

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 9% Native American 3% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 5% Lithuanian 4% Russian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 7% German/W. Germanic 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: ▼ -46.32%
• Current HPI: 178.9812
• 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

+245.5% since first listed

23 events — show timeline

• 2026-01-23 Price Changed $190,000 CRMLS
• 2025-10-24 Listed $199,000 CRMLS
• 2023-08-24 Sold (Public Records) $155,000 Public Records
• 2023-08-24 Sold (MLS) $155,000 CRMLS
• 2023-07-28 Contingent — CRMLS
• 2023-07-17 Relisted — CRMLS
• 2023-06-27 Contingent — CRMLS
• 2023-06-14 Price Changed $165,000 CRMLS
• 2023-05-19 Relisted — CRMLS
• 2023-03-27 Contingent — CRMLS
• 2023-03-17 Relisted — CRMLS
• 2023-02-27 Contingent — CRMLS
• 2023-02-03 Listed $175,000 CRMLS
• 2019-09-24 Delisted — BAREIS
• 2019-09-07 Delisted — CRMLS
• 2019-08-13 Listed $139,000 CRMLS
• 2019-08-13 Listed $139,000 BAREIS
• 2008-11-11 Listing Removed — CRMLS
• 2008-01-23 Listed $269,000 CRMLS
• 2003-12-30 Listing Removed — CRMLS
• 2003-10-01 Listed $320,000 CRMLS
• 1999-04-09 Sold (Public Records) $77,000 Public Records
• 1994-02-25 Sold (Public Records) $55,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,841 · +1.0% YoY. Source: county tax records.