332 Alpine Dr · Mount Shasta, CA 96067

$710,000

3 bd · 2.0 ba · 1,929 sqft · SingleFamily public records · 108 Days on market

Built 1995 1.00 ac lot Est $708k · at est.

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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 +13.9/30.0
• ARV discount +7.4/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Home with Breathtaking Views of the Eddies and Mount Shasta. Don't miss this rare opportunity to own a beautiful home that perfectly blends indoor and outdoor living. Featuring an open floor plan, this residence boasts floor-to-ceiling windows in the vaulted living room, allowing natural light to flood the space and offering spectacular views of the surrounding mountains. Spacious living room with hardwood floors and a cozy brick pellet stove, large master bedroom located upstairs, complete with a loft that overlooks the living area. Gorgeous side patio with views of Mount Shasta and expansive front patio showcasing stunning vistas of the Eddies. Situated in a desirable neighborhood, perfect for families and outdoor enthusiasts. Landscaped lot with irrigation system and convenient RV parking. This home is a true gem, combining comfort, style, and incredible views in a fantastic location.

Key facts

• Breathtaking views
• Landscaped lot
• Gorgeous side patio

Tags

• BREATHTAKING VIEWS
• FLOOR TO CEILING WINDOWS
• COZY BRICK PELLET STOVE
• GORGEOUS SIDE PATIO
• EXPANSIVE FRONT PATIO
• LANDSCAPED LOT

Property features AI

Finance

• Other: Lot approximately 1 acre

Exterior

• Parking: Attached or detached 3‑car garage; 2‑space carport; Off‑street and oversized parking with RV access
• Utilities: Septic tank; Other utilities
• Home design: Single family residence; Two levels; Residential property
• Construction: Built with fiber cement / HardiPlank type siding; Composition roof; Other foundation type
• Exterior features: Asphalt road access; Has a view; No pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Vinyl flooring; Wood flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Fireplace in the living room with a free‑standing pellet stove; Dishwasher, Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $710k.

Deal economics

• At list price, monthly cash flow is $79 ($954/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 $600k (15.4% below list).
• Recommended offer: $600k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in Mount Shasta — 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 64/100 on livability (#405 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing C-, employment D+, crime 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.
• Zoned schools: Mt. Shasta Elementary (math 34% / reading 34%, grade F, #719 of 1,571 statewide, top 48%, 194 students, 51% FRL); Sisson (math 38% / reading 59%, grade C-, #109 of 498 statewide, top 22%, 270 students, 44% FRL); Mount Shasta High (math 15% / reading 64%, grade F, #520 of 1,170 statewide, top 45%, 266 students, 30% FRL) — zoned schools average 42% FRL vs 12% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $21k 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 108 days — a 9% lower offer ($646k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $600,307 (15.4% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $707,943
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Shasta Way	0.20mi	3/2.0	2,077 (+8%)	19mo	$727,000	$350	62
1901 Shasta Acres Rd	0.33mi	3/3.0	2,206 (+14%)	11mo	$810,000	$367	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-110,049
• Equity at exit: $105,863

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-89,552
• Equity at exit: $61,388

Cash invested: $198,800 (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 96067

• Active inventory: 117
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $6,003 medium
• Mortgage (P&I): −$3,723
• Tax from tax record: −$644 /mo · $7,726/yr
• Insurance: −$296
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,261
• Net cashflow: $79

Break-even live

Break-even rent $5,902

Max offer price $710,000

Occupancy floor 94%

Sensitivity live

Price	-10% $481	-5% $280	+0% $79	+5% $-121	+10% $-322
Rent	-10% $-395	-5% $-158	+0% $79	+5% $317	+10% $554
Rate	-1.0pp $437	-0.5pp $260	base $79	+0.5pp $-105	+1.0pp $-292

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: $177,500
• Closing costs: $21,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Cold Creek Cir Mount Shasta, CA	3.0	3.0	2403	$8,000	$3.33	23d	1	0.49mi
230 S Washington Dr Mount Shasta, CA	3.0	3.0	1697	$4,000	$2.36	23d	1	1.12mi
413 E Ivy St Mount Shasta, CA	2.0	2.0	1234	$2,150	$1.74	23d	1	1.45mi

Listing history 32 events

1. 2026-06-22
   days on market $710,000 Active 108 DOM
2. 2026-06-21
   days on market $710,000 Active 107 DOM
3. 2026-06-19
   days on market $710,000 Active 105 DOM
4. 2026-06-18
   days on market $710,000 Active 104 DOM
5. 2026-06-17
   days on market $710,000 Active 103 DOM
6. 2026-06-16
   days on market $710,000 Active 102 DOM
7. 2026-06-15
   days on market $710,000 Active 101 DOM
8. 2026-06-14
   days on market $710,000 Active 99 DOM
9. 2026-06-12
   days on market $710,000 Active 98 DOM
10. 2026-06-09
    days on market $710,000 Active 95 DOM
11. 2026-06-08
    days on market $710,000 Active 94 DOM
12. 2026-06-07
    days on market $710,000 Active 93 DOM
13. 2026-06-07
    days on market $710,000 Active 92 DOM
14. 2026-06-04
    days on market $710,000 Active 89 DOM
15. 2026-06-02
    days on market $710,000 Active 88 DOM
16. 2026-06-01
    days on market $710,000 Active 87 DOM
17. 2026-05-31
    days on market $710,000 Active 86 DOM
18. 2026-05-31
    days on market $710,000 Active 85 DOM
19. 2026-04-23
    price $689,000 909-char remark

    Show marketing remark (909 chars)

    Stunning Home with Breathtaking Views of the Eddies and Mount Shasta. Don't miss this rare opportunity to own a beautiful home that perfectly blends indoor and outdoor living. Featuring an open floor plan, this residence boasts floor-to-ceiling windows in the vaulted living room, allowing natural light to flood the space and offering spectacular views of the surrounding mountains. Spacious living room with hardwood floors and a cozy brick pellet stove, large master bedroom located upstairs, complete with a loft that overlooks the living area. Gorgeous side patio with views of Mount Shasta and expansive front patio showcasing stunning vistas of the Eddies. Situated in a desirable neighborhood, perfect for families and outdoor enthusiasts. Landscaped lot with irrigation system and convenient RV parking. This home is a true gem, combining comfort, style, and incredible views in a fantastic location.

20. 2026-03-06
    listed $710,000 Active 909-char remark

    Show marketing remark (909 chars)

    Stunning Home with Breathtaking Views of the Eddies and Mount Shasta. Don't miss this rare opportunity to own a beautiful home that perfectly blends indoor and outdoor living. Featuring an open floor plan, this residence boasts floor-to-ceiling windows in the vaulted living room, allowing natural light to flood the space and offering spectacular views of the surrounding mountains. Spacious living room with hardwood floors and a cozy brick pellet stove, large master bedroom located upstairs, complete with a loft that overlooks the living area. Gorgeous side patio with views of Mount Shasta and expansive front patio showcasing stunning vistas of the Eddies. Situated in a desirable neighborhood, perfect for families and outdoor enthusiasts. Landscaped lot with irrigation system and convenient RV parking. This home is a true gem, combining comfort, style, and incredible views in a fantastic location.

21. 2026-03-06
    listed $710,000 Active

    Show marketing remark (909 chars)

    Stunning Home with Breathtaking Views of the Eddies and Mount Shasta. Don't miss this rare opportunity to own a beautiful home that perfectly blends indoor and outdoor living. Featuring an open floor plan, this residence boasts floor-to-ceiling windows in the vaulted living room, allowing natural light to flood the space and offering spectacular views of the surrounding mountains. Spacious living room with hardwood floors and a cozy brick pellet stove, large master bedroom located upstairs, complete with a loft that overlooks the living area. Gorgeous side patio with views of Mount Shasta and expansive front patio showcasing stunning vistas of the Eddies. Situated in a desirable neighborhood, perfect for families and outdoor enthusiasts. Landscaped lot with irrigation system and convenient RV parking. This home is a true gem, combining comfort, style, and incredible views in a fantastic location.

22. 2025-10-11
    price $739,000
23. 2025-08-11
    price $749,000
24. 2024-06-21
    soldstatus $710,000 Closed
25. 2024-06-21
    soldstatus $710,000 Closed
26. 2024-06-21
    soldstatus $710,000
27. 2024-04-26
    status Pending
28. 2024-04-26
    price $710,000
29. 2024-04-26
    status Pending
30. 2024-04-19
    listed $699,000 Active
31. 2024-04-19
    listed $699,000 Active
32. 1994-04-05
    soldstatus $57,000

ⓘ 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: $7,726 · $644/mo
• Projected year-2 tax: $7,726 · $644/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,037
• − Mortgage interest: −$39,771
• − Property taxes: −$7,726
• − Insurance: −$3,550
• − Repairs & maintenance: −$5,763
• − Management: −$5,763
• − Depreciation: −$20,655
• Taxable loss: −$11,190
• Est. tax savings @ 24.0%: +$2,686
• After-tax cash flow: $3,639/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 — Mount Shasta

• Score: 64/100
• State rank: #405
• US rank: #13833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,800
• Population (ZIP): 7,800

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 9% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Russian 2% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% Chinese 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: ▼ -227.87%
• Current HPI: 115.4662
• 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

+1108.8% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $689,000 SMLS
• 2026-03-06 Listed $710,000 SAOR
• 2026-03-06 Listed $710,000 SMLS
• 2025-10-11 Price Changed $739,000 SMLS
• 2025-08-11 Price Changed $749,000 SMLS
• 2024-06-21 Sold (Public Records) $710,000 Public Records
• 2024-06-21 Sold (MLS) $710,000 SAOR
• 2024-06-21 Sold (MLS) $710,000 SMLS
• 2024-04-26 Pending — SMLS
• 2024-04-26 Price Changed $710,000 SMLS
• 2024-04-26 Pending — SAOR
• 2024-04-19 Listed $699,000 SMLS
• 2024-04-19 Listed $699,000 SAOR
• 1994-04-05 Sold (Public Records) $57,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $7,726 · +123.1% YoY. Source: county tax records.