1609 Kenyon Dr · Redding, CA 96001

$229,000

4 bd · 1.0 ba · 3,501 sqft · SingleFamily public records · 23 Days on market

Built 1957 0.68 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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 MLS

Sellers ran parts assembly warehouse over 20 years this location. Mounting & installing pumps, nozzles/hoses, display racks & gas station equipt. No fuel tanks at this site. The finished parts were installed at New retail outlets all over the north state. City Planner advised similar use possible, at the time business employed 10 people. Sewer, Fire Hydrant, City water & Heavy duty 400AMP Powe

Key facts

• Newer flooring
• 0.68 acre lot
• 5 garage spots

Tags

• PRIVATE OFFICE SUITES
• NEWER FLOORING
• LARGE SLIDING METAL DOORS

Property features AI

Exterior

• Parking: Attached garage with 5 spaces
• Utilities: Public water; Public sewer; 220-volt electric service
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Metal roof; Raised and slab foundation; Built area approximately 3600
• Exterior features: Level to rolling slopes; Road surfaces include asphalt, concrete, and gravel; No pool

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type unspecified); Evaporative cooling; Other cooling
• Interior features: Wine refrigerator; Fireplace (details unspecified)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $40k; list at $229k implies a 472% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,565 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $724,707
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Branstetter Cir	0.42mi	5/3.5 (+1)	3,064 (-12%)	24mo	$635,000	$207	25

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: 6.9%
• Equity multiple: 1.28×
• Total profit: $18,067
• Equity at exit: $34,145

10-year hold

• IRR: 19.7%
• Equity multiple: 3.00×
• Total profit: $127,981
• Equity at exit: $19,800

Cash invested: $64,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,679 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $666

Break-even live

Break-even rent $1,837

Max offer price $229,000

Occupancy floor 70%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $229,000 Active 23 DOM
2. 2026-06-18
   days on market $229,000 Active 22 DOM
3. 2026-06-17
   days on market $229,000 Active 21 DOM
4. 2026-06-16
   days on market $229,000 Active 20 DOM
5. 2026-06-15
   days on market $229,000 Active 19 DOM
6. 2026-06-14
   days on market $229,000 Active 17 DOM
7. 2026-06-13
   days on market $229,000 Active 16 DOM
8. 2026-06-10
   days on market $229,000 Active 14 DOM
9. 2026-06-09
   days on market $229,000 Active 13 DOM
10. 2026-06-08
    days on market $229,000 Active 12 DOM
11. 2026-06-07
    days on market $229,000 Active 11 DOM
12. 2026-06-05
    days on market $229,000 Active 8 DOM
13. 2026-06-03
    days on market $229,000 Active 7 DOM
14. 2026-06-02
    days on market $229,000 Active 6 DOM
15. 2026-06-01
    days on market $229,000 Active 5 DOM
16. 2026-05-31
    days on market $229,000 Active 4 DOM
17. 2026-05-30
    days on market $229,000 Active 3 DOM
18. 2026-05-27
    listed $229,000 Active
19. 2015-11-10
    soldstatus $40,000 416-char remark

    Show marketing remark (416 chars)

    Sellers ran parts assembly warehouse over 20 years this location. Mounting & installing pumps, nozzles/hoses, display racks & gas station equipt. No fuel tanks at this site. The finished parts were installed at New retail outlets all over the north state. City Planner advised similar use possible, at the time business employed 10 people. Sewer, Fire Hydrant, City water & Heavy duty 400AMP Powe

20. 2015-10-30
    soldstatus $40,000
21. 2015-08-10
    listed $47,500 416-char remark

    Show marketing remark (416 chars)

    Sellers ran parts assembly warehouse over 20 years this location. Mounting & installing pumps, nozzles/hoses, display racks & gas station equipt. No fuel tanks at this site. The finished parts were installed at New retail outlets all over the north state. City Planner advised similar use possible, at the time business employed 10 people. Sewer, Fire Hydrant, City water & Heavy duty 400AMP Powe

22. 1999-07-16
    soldstatus $70,000

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,150
• − Mortgage interest: −$12,828
• − Property taxes: −$1,857
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$6,662
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $6,903/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

+227.1% since first listed

5 events — show timeline

• 2026-05-27 Listed $229,000 SAOR
• 2015-11-10 Sold (MLS) $40,000 SAOR
• 2015-10-30 Sold (Public Records) $40,000 Public Records
• 2015-08-10 Listed $47,500 SAOR
• 1999-07-16 Sold (Public Records) $70,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $1,857 · +221.9% YoY. Source: county tax records.