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Recreational/Entertainment (General)Commercial
$302,886$178 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jun 25, 2026

256 RIVER RANCH RD

LOOKOUT, CA 96054
2
Beds
2.5
Baths
1,700 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
5.62 ac
Lot SizeThe size of the land the home sits on, from county records.
2001
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
7
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$303K
$291K low$315K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$302,886
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$242,309

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,200 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$214,064 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$20,923
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$193,141
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$209,867

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.116 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Recreational/Entertainment (General)
CountyMODOC
HeatingThe type of heating system in the home.Heat Pump
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Big Valley Elementary SchoolC-
Elementary · Grades KG–7 · 13.8 mi
H
Big Valley Jr. Sr. High SchoolA
High · Grades 7–12 · 13.9 mi

District: Big Valley Joint Unified School District

Neighborhood · ZIP 96054These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.130
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.102
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.176

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.70%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.12%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.0%
PopulationHow many people live in this area.226
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$52,526
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$61,946
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.20 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.88%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

256 River Ranch Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 78% of homes in Modoc County
  • Costs more per square foot than 69% of homes in Modoc County
  • Bigger than 69% of homes in Modoc County
  • Newer than 92% of homes in Modoc County

What homes are worth in Lookout 96054

Each bar is how many homes fall in that price range. The marker is this home.

This home
$74K$754K

This home is worth more than 60% of homes in Lookout 96054.

How it measures up in Lookout 96054

The dot is this home. The mark in the middle is the typical home in Lookout 96054.

Estimated value$302,886
CheaperTypical $250,456Pricier

Pricier than 60% of homes nearby

Price per ft²$178
CheaperTypical $180Pricier

Pricier than 49% of homes nearby

Living area1,700 ft²
SmallerTypical 1,501 ft²Bigger

Bigger than 58% of homes nearby

Lot size5.62 ac
SmallerTypical 20 acBigger

Bigger than 39% of homes nearby

Year built2001
OlderTypical 1977Newer

Newer than 85% of homes nearby

How 256 River Ranch Rd ranks against every home in each area.
MeasureThis homeLookout 96054Modoc County
Estimated valuepricier than$302,88660% of homes78% of homes
Price per ft²pricier than$17849% of homes69% of homes
Living areabigger than1,700 ft²58% of homes69% of homes
Lot sizebigger than5.62 ac39% of homes61% of homes
Year builtnewer than200185% of homes92% of homes

About 256 River Ranch Rd

How much is 256 River Ranch Rd, Lookout, CA worth?

The TopHap Estimate for 256 River Ranch Rd, Lookout, CA is $302,886 as of Jun 25, 2026. The likely range is $290,937 to $314,835. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 256 River Ranch Rd, Lookout, CA last sell?

256 River Ranch Rd, Lookout, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 256 River Ranch Rd, Lookout, CA?

256 River Ranch Rd, Lookout, CA has 2 bedrooms, 2.5 bathrooms and 1,700 square feet of living space.

When was 256 River Ranch Rd, Lookout, CA built?

256 River Ranch Rd, Lookout, CA was built in 2001, making it 25 years old. The building has 1 story.

What schools serve 256 River Ranch Rd, Lookout, CA?

256 River Ranch Rd, Lookout, CA is assigned to Big Valley Elementary School (elementary), rated C-; Big Valley Jr. Sr. High School (high), rated A. All sit in Big Valley Joint Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 256 River Ranch Rd, Lookout, CA compare to other homes in Lookout 96054?

Among the 119 homes in Lookout 96054, it is worth more than 60% of them ($302,886 against a typical $250,456), its price per square foot is higher than 49% of them ($178 against a typical $180), it is bigger than 58% of them (1,700 ft² against a typical 1,501 ft²), its lot is bigger than 39% of them (5.62 ac against a typical 20 ac) and it is newer than 85% of them (2001 against a typical 1977). Measured against all of Modoc County, it is worth more than 78% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 256 River Ranch Rd, Lookout, CA?

The 2025 property tax bill for 256 River Ranch Rd, Lookout, CA was $2,200. The county assessed it at $214,064.

Closest homes

More homes in Lookout 96054

Assigned schools

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