906-908 North St · McCloud, CA 96057

$329,000

4 bd · 2.0 ba · 2,500 sqft · MultiFamily · 767 Days on market

0.28 ac lot ↓ 27% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Historic mill-town charmer in quiet corner of McCloud, converted into two large apartments. Many original touches remain in this property, while important updates have been made such as a metal roof and new siding. Both units are single story, above/below, 1250sqft 2 bds-1 bths, complete with wood stove, laundry room, and breakfast nook. Positioned on a larger lot at the corner of Mill Rd and North St, surrounded by lawn and garden space, includes underground sprinkler system and old garage, enclosed by classic picket fence. Have Rent from one unit help pay for your new home or weekend get-a-way in the forest, on the eastern slopes of Mt Shasta, just minutes away from world class fishing, s

Key facts

• 0.28 acre lot
• Garage
• Listed 766 days

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage
• Utilities: Public water
• Home design: Multi-family residential property; Two stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Wood fencing; Level lot; Shed(s)

Interior

• Kitchen: Refrigerator
• Heating & cooling: Wood stove heating
• Interior features: Two fireplaces
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $329k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#636 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing B+; Watch: crime F, amenities F, commute 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.
• Market conditions: 135 active listings in the ZIP; 50 units permitted in Siskiyou County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Siskiyou County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 767 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $121k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 767 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
8. 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.
9. 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: 2.13% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.42%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.2%
• Equity multiple: 5.20×
• Total profit: $386,687
• Equity at exit: $296,389

10-year hold

• IRR: 50.8%
• Equity multiple: 11.59×
• Total profit: $975,842
• Equity at exit: $639,175

Cash invested: $92,120 (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 96057

• Active inventory: 135
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $3,256

Break-even live

Break-even rent $2,878

Max offer price $329,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,000
Total (2 units)			$7,000

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $329,000 Active 767 DOM
2. 2026-06-18
   days on market $329,000 Active 766 DOM
3. 2026-06-17
   days on market $329,000 Active 765 DOM
4. 2026-06-16
   days on market $329,000 Active 764 DOM
5. 2026-06-15
   days on market $329,000 Active 763 DOM
6. 2026-06-14
   days on market $329,000 Active 761 DOM
7. 2026-06-12
   days on market $329,000 Active 760 DOM
8. 2026-06-09
   days on market $329,000 Active 757 DOM
9. 2026-06-08
   days on market $329,000 Active 756 DOM
10. 2026-06-07
    days on market $329,000 Active 755 DOM
11. 2026-06-07
    days on market $329,000 Active 754 DOM
12. 2026-06-04
    days on market $329,000 Active 751 DOM
13. 2026-06-02
    days on market $329,000 Active 750 DOM
14. 2026-06-01
    days on market $329,000 Active 749 DOM
15. 2026-05-31
    days on market $329,000 Active 748 DOM
16. 2026-05-31
    days on market $329,000 Active 747 DOM
17. 2026-05-21
    status Active
18. 2026-01-28
    price $329,000
19. 2025-12-29
    status Active
20. 2025-05-13
    price $395,000
21. 2025-05-05
    status Active
22. 2025-04-17
    historical
23. 2024-04-16
    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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,000
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$9,571
• Taxable income: $35,980
• Est. tax owed @ 24.0%: −$8,635
• After-tax cash flow: $30,441/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 — McCloud

• Score: 59/100
• State rank: #636
• US rank: #20040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCloud, CA
• Population (ZIP): 1,076

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 13% Hispanic / Latino 6% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Russian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Other Asian/Pacific 1% Spanish 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: ▲ 147.64%
• Current HPI: 490.68
• 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

-26.9% since first listed

7 events — show timeline

• 2026-05-21 Relisted — SMLS
• 2026-01-28 Price Changed $329,000 SMLS
• 2025-12-29 Relisted — SMLS
• 2025-05-13 Price Changed $395,000 SMLS
• 2025-05-05 Relisted — SMLS
• 2025-04-17 Delisted — SMLS
• 2024-04-16 Listed $450,000 SMLS