149 /151 Diggles St #1 · Etna, CA 96027

$265,000

6 bd · 2.0 ba · 1,250 sqft · MultiFamily · 99 Days on market

4,356 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• 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: 2 units. confirmed

Listing remarks

Prime Etna location well-maintained duplex with 3BD/1BA per unit and a true open-concept layout. Light, functional interiors maximize living/dining/kitchen flow. Pride of ownership throughout; move-in ready with low-maintenance appeal. Situated right in town for quick access to Main Street amenities, parks, and schools. Ideal for owner-occupant (live in one, rent the other) or investor seeking a stable rental in a supply-tight market. Opportunities this central are rare schedule your showing today. Notes: buyer to verify all measurements, utilities, and permitted improvements.

Key facts

• Move-in ready
• Access to parks
• Functional interiors

Tags

• OPEN-CONCEPT LAYOUT
• FUNCTIONAL INTERIORS
• MOVE-IN READY
• LOW-MAINTENANCE APPEAL
• QUICK ACCESS TO MAIN STREET
• ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $44 ($529/yr) — positive. Per door: $22/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (10.4% below list).
• Recommended offer: $237k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#479 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools B+; Watch: employment D, crime D-, amenities F.
• Scott Valley Unified (rural): math 35% / reading 48% proficiency, ranked #228 of 517 in CA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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 $2k of loan paydown is wiped out by about $8k 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 99 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,400 (10.4% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.3

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-40,097
• Equity at exit: $39,512

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-31,153
• Equity at exit: $22,912

Cash invested: $74,200 (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 96027

• Active inventory: 20
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $44

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $227	-5% $136	+0% $44	+5% $-47	+10% $-139
Rent	-10% $-143	-5% $-50	+0% $44	+5% $138	+10% $232
Rate	-1.0pp $178	-0.5pp $112	base $44	+0.5pp $-25	+1.0pp $-94

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,374
Total (2 units)			$2,374

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-02-19
   status Pending
2. 2025-12-29
   status Active
3. 2025-11-06
   listed $265,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,488
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$7,709
• Taxable loss: −$3,923
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $1,471/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: Scott Valley Unified
• NCES district ID: 0600159
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $44,860
• Composite: 35.2/100
• National rank: #4989
• State rank: #228 of 517 in CA

Livability — Etna

• Score: 62/100
• State rank: #479
• US rank: #16224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Etna, CA
• Population (ZIP): 1,872

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 11% Hispanic / Latino 10% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 8% Lithuanian 6% Iranian 4%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 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: ▼ -111.70%
• Current HPI: 126.6396
• 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

3 events — show timeline

• 2026-02-19 Pending — SMLS
• 2025-12-29 Relisted — SMLS
• 2025-11-06 Listed $265,000 SMLS