6774 Riverland Dr Spc 7 · Anderson, CA 96002

$39,900

2 bd · 1.0 ba · 414 sqft · Manufactured public records · 28 Days on market

Built 1976

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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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated single-wide home located in the peaceful community of Rapid River Park in southwest Redding. Just moments from the tranquil Sacramento River, this home offers the perfect blend of comfort, style, and location. Step inside to an inviting open-concept living room and kitchen area. Recent renovations give the home a fresh, modern look while maintaining a warm and cozy atmosphere. Enjoy the quiet surroundings of the park while still being conveniently close to shopping, dining, and outdoor recreation. Whether you're taking a walk by the river or enjoying the comfort of your updated home.

Key facts

• Outdoor recreation
• Kitchen area
• Close to dining

Tags

• RENOVATED SINGLE-WIDE HOME
• OPEN-CONCEPT LIVING ROOM
• KITCHEN AREA
• CLOSE TO SHOPPING
• CLOSE TO DINING
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Carport (1 space); On-street parking
• Utilities: Public water
• Home design: Manufactured home in park; Mobile home
• Construction: Metal siding; Composition roof; Metal skirting
• Exterior features: Partial fencing; Level topography; Asphalt road access; Located in Rapid River Mobile Park

Interior

• Flooring: Carpet; Laminate
• Heating & cooling: Window unit cooling
• Interior features: Carpet and laminate flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 3.5% in Anderson — 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 68/100 on livability (#277 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, crime F, amenities F.
• Pacheco Union Elementary (rural): math 30% / reading 40% proficiency, ranked #264 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Shasta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 3.41% ✓
• Cap rate: 30.31%
• Cash-on-cash: 85.79%
• DSCR: 4.82
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 77.4%
• Equity multiple: 4.47×
• Total profit: $38,718
• Equity at exit: $5,949

10-year hold

• IRR: 80.7%
• Equity multiple: 8.87×
• Total profit: $87,937
• Equity at exit: $3,450

Cash invested: $11,172 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $732

Break-even live

Break-even rent $433

Max offer price $39,900

Occupancy floor 41%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $39,900 Active 28 DOM
2. 2026-06-18
   days on market $39,900 Active 27 DOM
3. 2026-06-17
   days on market $39,900 Active 26 DOM
4. 2026-06-16
   days on market $39,900 Active 25 DOM
5. 2026-06-15
   days on market $39,900 Active 24 DOM
6. 2026-06-14
   days on market $39,900 Active 22 DOM
7. 2026-06-13
   days on market $39,900 Active 21 DOM
8. 2026-06-10
   days on market $39,900 Active 19 DOM
9. 2026-06-09
   days on market $39,900 Active 18 DOM
10. 2026-06-08
    days on market $39,900 Active 17 DOM
11. 2026-06-07
    days on market $39,900 Active 16 DOM
12. 2026-06-05
    days on market $39,900 Active 13 DOM
13. 2026-06-03
    days on market $39,900 Active 12 DOM
14. 2026-06-02
    days on market $39,900 Active 11 DOM
15. 2026-06-01
    days on market $39,900 Active 10 DOM
16. 2026-05-31
    days on market $39,900 Active 9 DOM
17. 2026-05-30
    days on market $39,900 Active 8 DOM
18. 2026-05-22
    price $39,900
19. 2026-05-22
    listed $29,900 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 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,321
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$997
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$1,161
• Taxable income: $8,718
• Est. tax owed @ 24.0%: −$2,092
• After-tax cash flow: $6,695/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: Pacheco Union Elementary
• NCES district ID: 0629280
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $59,905
• Composite: 31.26/100
• National rank: #6025
• State rank: #264 of 517 in CA

Livability — Anderson

• Score: 68/100
• State rank: #277
• US rank: #9315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Shasta County · 147,641 people
• City population: 24,768
• Metro: Redding, CA
• Population (ZIP): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

Population outlook (Shasta County) Hauer SSP2

• Today (2025): 179,231 people
• By 2030: 176,953 · -1.3%
• By 2040: 169,982 · -5.2%
• By 2050: 162,547 · -9.3%
• By 2075: 145,649 · -18.7%
• By 2100: 123,025 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Shasta

• 2024 margin: Solid R (+36.5) · D 30.5% · R 67.0% · Other 2.5%
• 2008→2024 swing: -10.7pp toward R · 2008: -25.8pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+33.1 2016: R+37.4 2012: R+30.3 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• Metro: Redding, CA
• 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

+33.4% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $39,900 SAOR
• 2026-05-22 Listed $29,900 SAOR