13957 Gas Point Rd · Igo, CA 96047

$95,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 125 Days on market

Built 1972 5.00 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.7/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cash only!! Seller is willing to have all junk removed This property is situated on 5 acres overlooking rolling Hills in a nice area, 2 beds 2 baths with well and septic fully permitted

Key facts

• Fully renovated
• Rolling hills
• 5 acres

Tags

• 5 ACRES
• ROLLING HILLS
• FULLY RENOVATED

Property features AI

Exterior

• Parking: 2-car garage; Off-street parking; RV access/parking
• Home design: Manufactured home located in a park; Mobile home
• Construction: Pillar/post/pier foundation; Other roof
• Exterior features: Barbed wire fencing; Wooded lot with views; Asphalt road access; Downsloping, gentle and level topography

Interior

• Flooring: Laminate
• Heating & cooling: Heating present
• Interior features: Laminate flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cottonwood Union Elementary (town): math 42% / reading 47% proficiency, ranked #191 of 517 in CA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.5% local appreciation)).
• Shasta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.93×
• Total profit: $24,606
• Equity at exit: $34,874

10-year hold

• IRR: 20.4%
• Equity multiple: 3.58×
• Total profit: $68,562
• Equity at exit: $48,295

Cash invested: $26,600 (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 96047

• Home prices YoY: 1.3%
• Active inventory: 37
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $323

Break-even live

Break-even rent $771

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $95,000 Active 125 DOM
2. 2026-06-18
   days on market $95,000 Active 124 DOM
3. 2026-06-17
   days on market $95,000 Active 123 DOM
4. 2026-06-16
   days on market $95,000 Active 122 DOM
5. 2026-06-15
   days on market $95,000 Active 121 DOM
6. 2026-06-14
   days on market $95,000 Active 119 DOM
7. 2026-06-12
   days on market $95,000 Active 118 DOM
8. 2026-06-10
   days on market $95,000 Active 116 DOM
9. 2026-06-09
   days on market $95,000 Active 115 DOM
10. 2026-06-08
    days on market $95,000 Active 114 DOM
11. 2026-06-07
    days on market $95,000 Active 113 DOM
12. 2026-06-03
    days on market $95,000 Active 109 DOM
13. 2026-06-02
    days on market $95,000 Active 108 DOM
14. 2026-06-01
    days on market $95,000 Active 107 DOM
15. 2026-05-31
    days on market $95,000 Active 106 DOM
16. 2026-05-30
    days on market $95,000 Active 105 DOM
17. 2026-05-22
    price $95,000
18. 2026-03-07
    status Active
19. 2026-02-25
    status Pending
20. 2026-02-05
    listed $99,900 Active
21. 2026-02-03
    listed $99,900 Active
22. 2019-09-06
    soldstatus $80,000
23. 2019-09-06
    soldstatus $70,000
24. 2019-07-24
    listed $99,000
25. 2016-10-24
    listed $154,900
26. 2016-10-11
    listed $189,900
27. 1993-10-11
    soldstatus $17,000

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $858 · $72/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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 36 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,155
• − Mortgage interest: −$5,321
• − Property taxes: −$858
• − Insurance: −$475
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,764
• Taxable income: $2,472
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,278/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: Cottonwood Union Elementary
• NCES district ID: 0609990
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $50,081
• Composite: 38.22/100
• National rank: #4249
• State rank: #191 of 517 in CA

Livability — Igo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 857

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% Two or more races 11% Hispanic / Latino 8% Native American 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Russian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 95% English-only · Spanish 5% 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: ▲ 1.49%
• Current HPI: 112.474
• Rent YoY: —
• Metro: —
• 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

+458.8% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $95,000 SAOR
• 2026-03-07 Relisted — SAOR
• 2026-02-25 Pending — SAOR
• 2026-02-05 Listed $99,900 SAOR
• 2026-02-03 Listed $99,900 SAOR
• 2019-09-06 Sold (Public Records) $70,000 Public Records
• 2019-09-06 Sold (MLS) $80,000 SAOR
• 2019-07-24 Listed $99,000 SAOR
• 2016-10-24 Listed $154,900 SAOR
• 2016-10-11 Listed $189,900 SAOR
• 1993-10-11 Sold (Public Records) $17,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $858 · +1.5% YoY. Source: county tax records.