322 Jackson St · Red Bluff, CA 96080

$69,900

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 78 Days on market

Built 1939 0.46 ac lot

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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 +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - Development Opportunity! Fixer-upper situated on a large. 46 acre lot with R-4 zoning, offering excellent potential for multi-unit development or income-producing property. Located in an area with existing apartments nearby, supporting strong rental demand and future growth. The existing structure requires significant repairs and is being sold as-is, making this an ideal project for investors, builders, or developers looking to maximize value. Opportunities like this are rare in the area whether you renovate, rebuild, or develop multiple units, the upside is substantial. Priced to sell at $69,900 Cash or hard money recommended. Home has code verification by the city.

Key facts

• R-4 zoning
• Strong rental demand
• Large lot

Tags

• LARGE LOT
• R-4 ZONING
• MULTI-UNIT DEVELOPMENT
• INCOME-PRODUCING PROPERTY
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking:
• Security:
• Utilities: 220-volt electrical service; Well water; Septic system; Other utilities
• Home design: Detached single-family residence; Residential property; Built in 1939; Single-story
• Construction: Metal roof
• Exterior features: Lot includes other unspecified features; Does not allow horses; No private pool or spa

Interior

• Kitchen: Other counter (non-standard counter material or style)
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; Other bathroom features
• Heating & cooling: Other heating; Other cooling
• Interior features: Carpet and laminate flooring; Living room with unspecified 'Other' feature; Dining room with unspecified 'Other' feature; Kitchen with alternative counter (Other Counter)
• Laundry & utility: Laundry features: see remarks / other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 3.7% in Red Bluff — 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 58/100 on livability (#698 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A-; Watch: cost of living D, crime F, amenities F.
• Red Bluff Union Elementary (town): math 20% / reading 31% proficiency, ranked #418 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 262 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tehama County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $18k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.00% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.31%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $183,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
772 Lay Ave	0.27mi	2/1.0 (+1)	680 (+6%)	24mo	$195,000	$287	52

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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-174
• Equity at exit: $10,422

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $7,567
• Equity at exit: $6,044

Cash invested: $19,572 (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 96080

• Rents YoY: 1.0%
• Active inventory: 262
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $215

Break-even live

Break-even rent $1,128

Max offer price $69,900

Occupancy floor 80%

Sensitivity live

Price	-10% $254	-5% $234	+0% $215	+5% $195	+10% $175
Rent	-10% $104	-5% $159	+0% $215	+5% $270	+10% $325
Rate	-1.0pp $250	-0.5pp $232	base $215	+0.5pp $197	+1.0pp $178

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 S Main St Red Bluff, CA	1.0–2.0	1.0	696	$1,000	$1.44	14d	1	0.45mi
20 Tierra Del Sol Subdivision Red Bluff, CA	2.0	1.0–1.5	720	$2,274	$3.16	14d	6	0.49mi
705 Kimball Rd Red Bluff, CA	1.0	1.0	651	$1,150	$1.77	14d	1	0.97mi

Listing history 35 events

1. 2026-06-19
   days on market $69,900 Active 78 DOM
2. 2026-06-18
   days on market $69,900 Active 77 DOM
3. 2026-06-17
   days on market $69,900 Active 76 DOM
4. 2026-06-16
   days on market $69,900 Active 75 DOM
5. 2026-06-15
   days on market $69,900 Active 74 DOM
6. 2026-06-14
   days on market $69,900 Active 72 DOM
7. 2026-06-12
   days on market $69,900 Active 71 DOM
8. 2026-06-09
   days on market $69,900 Active 68 DOM
9. 2026-06-08
   days on market $69,900 Active 67 DOM
10. 2026-06-07
    days on market $69,900 Active 66 DOM
11. 2026-06-05
    days on market $69,900 Active 63 DOM
12. 2026-06-03
    days on market $69,900 Active 62 DOM
13. 2026-06-02
    days on market $69,900 Active 61 DOM
14. 2026-06-01
    days on market $69,900 Active 60 DOM
15. 2026-05-31
    days on market $69,900 Active 59 DOM
16. 2026-05-30
    days on market $69,900 Active 58 DOM
17. 2024-06-05
    price $75,000
18. 2024-03-28
    price $85,000
19. 2024-02-04
    listed $87,500 Active
20. 2023-12-20
    historical
21. 2023-09-27
    listed $117,000 Active
22. 2021-02-08
    soldstatus $73,000
23. 2021-02-08
    soldstatus $73,000
24. 2021-02-08
    soldstatus $73,000
25. 2021-02-08
    soldstatus $73,000
26. 2021-01-15
    listed $75,000
27. 2021-01-13
    listed $75,000
28. 2021-01-13
    listed $75,000
29. 2020-11-19
    listed $75,000
30. 2020-05-08
    soldstatus $30,000
31. 2020-05-08
    soldstatus $30,000
32. 2020-03-04
    listed $40,000
33. 2020-03-04
    listed $40,000
34. 2005-02-15
    soldstatus $45,000
35. 1993-11-23
    soldstatus $25,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $827 · $69/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,796
• − Mortgage interest: −$3,915
• − Property taxes: −$827
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,033
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $2,128/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: Red Bluff Union Elementary
• NCES district ID: 0631980
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $37,109
• Composite: 21.2/100
• National rank: #8416
• State rank: #418 of 517 in CA

Livability — Red Bluff

• Score: 58/100
• State rank: #698
• US rank: #21144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bluff, CA
• County: Tehama County · 31,554 people
• City population: 31,554
• Metro: Red Bluff, CA
• Population (ZIP): 31,554
• Household income: $66,076
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 981.0

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 13% Native American 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.80%
• Current HPI: 246.877
• Rent YoY: ▲ 0.98%
• Metro: Red Bluff, 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

+200.0% since first listed

19 events — show timeline

• 2024-06-05 Price Changed $75,000 SAOR
• 2024-03-28 Price Changed $85,000 SAOR
• 2024-02-04 Listed $87,500 SAOR
• 2023-12-20 Listing Removed — CRMLS
• 2023-09-27 Listed $117,000 CRMLS
• 2021-02-08 Sold (Public Records) $73,000 Public Records
• 2021-02-08 Sold (MLS) $73,000 TCAOR
• 2021-02-08 Sold (MLS) $73,000 CRMLS
• 2021-02-08 Sold (MLS) $73,000 SAOR
• 2021-01-15 Listed $75,000 CRMLS
• 2021-01-13 Listed $75,000 TCAOR
• 2021-01-13 Listed $75,000 SAOR
• 2020-11-19 Listed $75,000 TCAOR
• 2020-05-08 Sold (MLS) $30,000 CRMLS
• 2020-05-08 Sold (MLS) $30,000 TCAOR
• 2020-03-04 Listed $40,000 CRMLS
• 2020-03-04 Listed $40,000 TCAOR
• 2005-02-15 Sold (MLS) $45,000 CRMLS
• 1993-11-23 Sold (Public Records) $25,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $827 · +2.3% YoY. Source: county tax records.