1868 Gold St · Redding, CA 96001

$144,900

2 bd · 1.0 ba · 1,243 sqft · SingleFamily public records · 10 Days on market

8,276 sqft lot ↓ 28% since listing

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer in the heart of downtown on an oversized lot with some rich Redding History! This 2 bed, 1 bath home also features a sizable attic space as well as a basement. Rehab and restore or tear down and build new on this well located property close to hospitals and doctor offices. This was rumored to be the first city assessors office and there is still even the shell of the old vault in the backyard! Also featuring mature landscape like apricot and cherry plum trees.

Key facts

• Sizable attic space
• Apricot trees
• Basement

Tags

• OVERSIZED LOT
• SIZABLE ATTIC SPACE
• BASEMENT
• MATURE LANDSCAPE
• APRICOT TREES
• CHERRY PLUM TREES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Wood siding; Raised foundation; Metal roof; Built on a 0.19-acre lot
• Exterior features: City lot; Level lot; Asphalt road access; No pool

Interior

• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Other interior features; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (0.5% below list).
• Recommended offer: $144k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 3.3% in Redding — 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 76/100 on livability (#106 in CA, #3,726 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living F.
• Shasta Union High (urban): math 41% / reading 67% proficiency, ranked #122 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.5%/yr); 331 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 + 7.5% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,233 (0.5% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $323,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2040 Sonoma St	0.25mi	2/1.5	1,234 (-1%)	11mo	$265,000	$215	76
2043 Octavia St	0.29mi	2/1.0	1,300 (+5%)	10mo	$370,000	$285	70
1262 Rose Ave	0.51mi	2/1.0	1,180 (-5%)	9mo	$220,000	$186	60
2476 California St	0.47mi	2/2.0	1,151 (-7%)	4mo	$306,000	$266	59
2349 California St	0.42mi	2/1.0	1,114 (-10%)	6mo	$282,400	$254	59
2020 Olive Ave	0.42mi	3/2.0 (+1)	1,310 (+5%)	8mo	$330,000	$252	56
1144 Willis St	0.63mi	3/1.0 (+1)	1,189 (-4%)	4mo	$400,000	$336	55
780 Lincoln St	0.73mi	3/1.0 (+1)	1,202 (-3%)	6mo	$312,000	$260	50
2124 Garden Ave	0.67mi	2/1.0	1,088 (-12%)	8mo	$299,900	$276	42
2239 Garden Ave	0.65mi	3/2.0 (+1)	1,382 (+11%)	3mo	$280,000	$203	40
800 Gold St	0.74mi	2/2.0	1,360 (+9%)	11mo	$347,000	$255	36
3035 West St	0.72mi	3/2.0 (+1)	1,085 (-13%)	5mo	$295,000	$272	32

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 · 7.55% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-914
• Equity at exit: $21,605

10-year hold

• IRR: 13.1%
• Equity multiple: 2.24×
• Total profit: $50,377
• Equity at exit: $12,528

Cash invested: $40,572 (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 96001

• Rents YoY: 7.5%
• Active inventory: 331
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$760
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $247

Break-even live

Break-even rent $1,130

Max offer price $144,900

Occupancy floor 78%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Grace Ave Apt B Redding, CA	2.0	1.0	832	$1,215	$1.46	21d	1	0.13mi
1616 Willis St Unit 2 Redding, CA	2.0	1.0	850	$1,300	$1.53	13d	1	0.28mi
1529 Willis St Unit 6 Redding, CA	2.0	1.0	849	$1,545	$1.82	13d	1	0.31mi
2222 California St Unit 08 Redding, CA	1.0	1.0	800	$1,095	$1.37	13d	1	0.34mi
1435 Willis St Unit 6 Redding, CA	2.0	1.0	900	$1,300	$1.44	13d	1	0.38mi
2487 Court St Apt 9 Redding, CA	2.0	1.0	725	$1,199	$1.65	21d	1	0.44mi
2391 Placer St Unit B Redding, CA	3.0	2.0	1500	$1,800	$1.20	13d	1	0.45mi
1144 Willis St Redding, CA	3.0	1.0	1350	$1,700	$1.26	13d	1	0.61mi
2352 Shasta St Redding, CA	2.0	2.0	1100	$2,050	$1.86	13d	1	0.62mi
1167 Orange Ave Unit 1169 Redding, CA	1.0	1.0	713	$1,250	$1.75	13d	1	0.68mi
1033 West St Unit 1033 Redding, CA	1.0	1.0	800	$1,200	$1.50	21d	1	0.68mi
911 Parkview Ave Redding, CA	1.0	1.0	800	$1,350	$1.69	13d	1	0.76mi
1075 Trinity St Redding, CA	2.0	1.0	720	$1,275	$1.77	13d	1	0.77mi
944 West St Unit 1 Redding, CA	2.0	1.0	966	$1,400	$1.45	13d	1	0.77mi
1090 Continental St Unit 20 Redding, CA	2.0	1.0	990	$1,199	$1.21	13d	1	0.85mi
715 Mary St Redding, CA	2.0	1.0	790	$1,395	$1.77	13d	1	0.97mi
1502 Cottonwood Ave Redding, CA	3.0	2.0	1164	$2,000	$1.72	13d	1	1.06mi
2155 Park Marina Dr Redding, CA	2.0	1.0	905	$1,400	$1.55	13d	1	1.32mi

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-05-14
   price $144,900
3. 2026-05-12
   listed $149,900 Active
4. 2026-03-18
   status Pending
5. 2026-02-23
   listed $149,900 Active
6. 2025-06-20
   price $180,000
7. 2025-05-23
   listed $199,900 Active

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$230/yr (+$19/mo · 26.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,308
• − Mortgage interest: −$8,117
• − Property taxes: −$871
• − Insurance: −$724
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,215
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,812/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: Shasta Union High
• NCES district ID: 0636600
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $50,080
• Composite: 46.01/100
• National rank: #2532
• State rank: #122 of 517 in CA

Livability — Redding

• Score: 76/100
• State rank: #106
• US rank: #3726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redding, CA
• County: Shasta County · 147,641 people
• City population: 112,523
• Metro: Redding, CA
• Population (ZIP): 33,817
• Household income: $72,484
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1458.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -199.25%
• Current HPI: 291.6191
• Rent YoY: ▲ 7.55%
• 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

-27.5% since first listed

7 events — show timeline

• 2026-05-22 Pending — SAOR
• 2026-05-14 Price Changed $144,900 SAOR
• 2026-05-12 Listed $149,900 SAOR
• 2026-03-18 Pending — SAOR
• 2026-02-23 Listed $149,900 SAOR
• 2025-06-20 Price Changed $180,000 SAOR
• 2025-05-23 Listed $199,900 SAOR

Property tax history

+6.5%/yr

Latest (2025): $871 · +2.5% YoY. Source: county tax records.