706 Glen Mar Dr · Mount Shasta, CA 96067

$399,900

3 bd · 2.0 ba · 1,863 sqft · SingleFamily public records · 17 Days on market

Built 1990 7,840 sqft lot Est $496k · 19% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• 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

Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

Key facts

• Quartz countertops
• Woodstove
• Vaulted ceilings

Tags

• WALK-THROUGH FLEX ROOM
• OPEN-CONCEPT FLOOR PLAN
• VAULTED CEILINGS
• WOODSTOVE
• QUARTZ COUNTERTOPS
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Composition roof
• Exterior features: Deck; Patio; Wood fencing; Level lot; Irregular lot dimensions; R-1 zoning

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Wood stove heating; Wall/window cooling unit(s)
• Interior features: Vaulted ceilings; Walk-in closet(s); Living room fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.8% 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.
• Market conditions: 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3k of loan paydown is wiped out by about $12k 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 17 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Risks & watch-outs

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

Recommended offer $393,901 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $495,558
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Meadow Ave	0.14mi	4/3.0 (+1)	1,775 (-5%)	4mo	$505,000	$285	73
605 Meadow Ave	0.03mi	3/2.0	1,688 (-9%)	22mo	$410,000	$243	64
704 S Washington Dr	0.38mi	3/2.5	1,800 (-3%)	22mo	$479,000	$266	56
1542 Village Way	0.26mi	3/3.0	1,676 (-10%)	18mo	$425,000	$254	52
515 Eiler Rd	0.61mi	3/2.5	1,635 (-12%)	13mo	$635,000	$388	38

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-16,406
• Equity at exit: $59,626

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $48,065
• Equity at exit: $34,576

Cash invested: $111,972 (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: 116
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,351 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$414 /mo · $4,963/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $760

Break-even live

Break-even rent $3,389

Max offer price $399,900

Occupancy floor 78%

Sensitivity live

Price	-10% $986	-5% $873	+0% $760	+5% $646	+10% $533
Rent	-10% $416	-5% $588	+0% $760	+5% $931	+10% $1,103
Rate	-1.0pp $961	-0.5pp $861	base $760	+0.5pp $656	+1.0pp $551

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 S Washington Dr Mount Shasta, CA	3.0	3.0	1697	$4,000	$2.36	22d	1	0.62mi
Grant Rd Mt Shasta, CA	3.0	2.5	1500	$2,750	$1.83	22d	1	1.00mi
1726 Cold Creek Cir Mount Shasta, CA	3.0	3.0	2403	$8,000	$3.33	22d	1	1.08mi
413 E Ivy St Mount Shasta, CA	2.0	2.0	1234	$2,150	$1.74	22d	1	1.32mi
1739 Holiday Ln Mount Shasta, CA	3.0	3.0	1913	$4,750	$2.48	22d	1	1.40mi

Listing history 29 events

1. 2026-06-19
   days on market $399,900 Active 17 DOM
2. 2026-06-18
   days on market $399,900 Active 16 DOM
3. 2026-06-17
   days on market $399,900 Active 15 DOM
4. 2026-06-16
   days on market $399,900 Active 14 DOM
5. 2026-06-15
   days on market $399,900 Active 13 DOM
6. 2026-06-14
   days on market $399,900 Active 11 DOM
7. 2026-06-12
   days on market $399,900 Active 10 DOM
8. 2026-06-09
   days on market $399,900 Active 7 DOM
9. 2026-06-08
   days on market $399,900 Active 6 DOM
10. 2026-06-07
    days on market $399,900 Active 5 DOM
11. 2026-06-07
    days on market $399,900 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    days on marketlisting id $399,900 Active 1 DOM
14. 2026-06-02
    days on market $399,900 Active 25 DOM
15. 2026-06-01
    days on market $399,900 Active 24 DOM
16. 2026-05-31
    days on market $399,900 Active 23 DOM
17. 2026-05-31
    days on market $399,900 Active 22 DOM
18. 2026-05-08
    listed $399,900 Active
19. 2026-02-06
    price $427,500
20. 2025-10-27
    listed $435,000 Active
21. 2023-09-15
    soldstatus $460,000 Closed 1180-char remark

    Show marketing remark (1180 chars)

    Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

22. 2023-09-15
    soldstatus $460,000

    Show marketing remark (1180 chars)

    Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

23. 2023-08-31
    status Pending 1180-char remark

    Show marketing remark (1180 chars)

    Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

24. 2023-08-25
    status Active 1180-char remark

    Show marketing remark (1180 chars)

    Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

25. 2023-08-13
    historical 1180-char remark

    Show marketing remark (1180 chars)

    Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

26. 2023-08-04
    listed $475,000 Active 1180-char remark

    Show marketing remark (1180 chars)

    Welcome to 706 Glen Mar Drive! This charming house is located in a wonderful quiet neighborhood. With its 3 bedrooms and 2 bathrooms, this property offers a comfortable and spacious living space of 1863 square feet. As you enter the house, you'll be greeted by the stylish quartz counters in the kitchen, giving it a modern and sleek look. The kitchen also features ample storage space and is perfect for those who love to cook or entertain guests. One of the highlights of this house is the large master suite, which boasts beautiful bamboo floors. This tranquil retreat provides a peaceful atmosphere where you can relax and unwind after a long day. The master suite also includes an en-suite bathroom for added convenience. In addition to the bedrooms, this house offers a den that can be used as an office, study, or even a 4th bedroom. The den provides extra flexibility to suit your specific needs and lifestyle. During colder months, you'll appreciate the wood stove and Toyotomi heater. The well-maintained yard offers plenty of space for outdoor activities and a pergola, providing shade and a lovely spot to enjoy your morning coffee. Don't miss out on this opportunity!

27. 2018-06-27
    soldstatus $310,000
28. 2018-06-27
    soldstatus $310,000
29. 2018-04-15
    listed $315,000

ⓘ 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: $4,963 · $414/mo
• Projected year-2 tax: $4,963 · $414/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 5/10 Major
• 🌡 Heat 4/10 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: $52,207
• − Mortgage interest: −$22,401
• − Property taxes: −$4,963
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,177
• − Management: −$4,177
• − Depreciation: −$11,633
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $8,430/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

• Census place: Mount Shasta, CA
• 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

+27.0% since first listed

12 events — show timeline

• 2026-05-08 Listed $399,900 SMLS
• 2026-02-06 Price Changed $427,500 SAOR
• 2025-10-27 Listed $435,000 SAOR
• 2023-09-15 Sold (Public Records) $460,000 Public Records
• 2023-09-15 Sold (MLS) $460,000 SMLS
• 2023-08-31 Pending — SMLS
• 2023-08-25 Relisted — SMLS
• 2023-08-13 Delisted — SMLS
• 2023-08-04 Listed $475,000 SMLS
• 2018-06-27 Sold (Public Records) $310,000 Public Records
• 2018-06-27 Sold (MLS) $310,000 SMLS
• 2018-04-15 Listed $315,000 SMLS

Property tax history

+7.9%/yr

Latest (2025): $4,963 · +1.7% YoY. Source: county tax records.