180 S Main St Spc 36 · Red Bluff, CA 96080

$75,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 160 Days on market

Built 1986

---

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 MLS

Relax on the river in this clean and quiet 55 and over community in the heart of downtown Red Bluff. Enjoy the peaceful surroundings of these well maintained grounds featuring fruit trees, river views, fishing and a close proximity to all of your shopping and entertainment needs. The home features a 3 bed 2 bath layout, complete with laundry room, beam ceilings, kitchen skylights, large front porch, carport, ample storage, a community center and RV and boat parking. With low park fees and its central location this mobile home offers the perfect balance between comfort and convenience.

Key facts

• Updated toilets
• Updated fridge
• Move in ready

Tags

• MOVE IN READY
• LEISURE LAKE ESTATES
• UPDATED TOILETS
• UPDATED BATHROOM FLOORING
• UPDATED GAS STOVE
• UPDATED FRIDGE

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Home design: Manufactured in park (mobile home); Model: United States
• Construction: Wood siding; Concrete perimeter foundation
• Exterior features: Deck; Partial fencing; Greenbelt; Asphalt road frontage on a city street; Has a view; Level topography

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Oven
• Flooring: Vinyl flooring; Carpet; Laminate flooring
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Dishwasher; Range; Refrigerator; Oven; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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 leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $519 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.49% ✓
• Cap rate: 22.35%
• Cash-on-cash: 57.33%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 South Main St Unit SP 51	0.00mi	2/2.0 (-1)	1,440 (0%)	13mo	$105,000	$73	84
180 Sp 29 S Main St	0.00mi	2/2.0 (-1)	1,440 (0%)	17mo	$80,000	$56	81
350 Gilmore Rd #16	0.29mi	2/2.0 (-1)	1,440 (0%)	0mo	$180,000	$125	81
180 #50 S Main St	0.00mi	3/2.0	1,512 (+5%)	14mo	$85,000	$56	80
350 #93 Gilmore Rd	0.29mi	2/2.0 (-1)	1,440 (0%)	11mo	$206,000	$143	72
180 #22 S Main St	0.05mi	2/2.0 (-1)	1,536 (+7%)	19mo	$50,000	$33	66
22050 Gilmore Ranch Rd	0.57mi	2/2.0 (-1)	1,440 (0%)	12mo	$219,000	$152	59
350 Gilmore Rd #23	0.29mi	2/2.0 (-1)	1,248 (-13%)	1mo	$164,000	$131	58
180 Main St	0.30mi	2/2.0 (-1)	1,344 (-7%)	15mo	$29,900	$22	58
350 Gilmore Rd #81	0.29mi	2/2.0 (-1)	1,560 (+8%)	14mo	$215,000	$138	55

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: 53.6%
• Equity multiple: 3.29×
• Total profit: $48,021
• Equity at exit: $11,183

10-year hold

• IRR: 58.0%
• Equity multiple: 6.21×
• Total profit: $109,415
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,003

Break-even live

Break-even rent $601

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Tierra Del Sol Subdivision Red Bluff, CA	2.0	1.0–1.5	720	$2,699	$3.75	13d	6	0.70mi
915 Lakeside Dr Red Bluff, CA	2.0	2.0	973	$1,595	$1.64	13d	1	0.81mi
1261 S Jackson St Unit A Red Bluff, CA	2.0	1.5	1000	$1,500	$1.50	13d	1	0.91mi

Listing history 16 events

1. 2026-06-15
   statusdays on market $75,000 Pending 160 DOM
2. 2026-06-14
   days on market $75,000 Active 159 DOM
3. 2026-06-12
   days on market $75,000 Active 158 DOM
4. 2026-06-09
   days on market $75,000 Active 155 DOM
5. 2026-06-08
   days on market $75,000 Active 154 DOM
6. 2026-06-07
   days on market $75,000 Active 153 DOM
7. 2026-06-05
   days on market $75,000 Active 150 DOM
8. 2026-06-03
   days on market $75,000 Active 149 DOM
9. 2026-06-02
   days on market $75,000 Active 148 DOM
10. 2026-06-01
    days on market $75,000 Active 147 DOM
11. 2026-05-31
    days on market $75,000 Active 146 DOM
12. 2026-05-30
    days on market $75,000 Active 145 DOM
13. 2026-04-22
    price $75,000
14. 2026-01-05
    listed $80,000 Active
15. 2021-05-27
    soldstatus $65,000 591-char remark

    Show marketing remark (591 chars)

    Relax on the river in this clean and quiet 55 and over community in the heart of downtown Red Bluff. Enjoy the peaceful surroundings of these well maintained grounds featuring fruit trees, river views, fishing and a close proximity to all of your shopping and entertainment needs. The home features a 3 bed 2 bath layout, complete with laundry room, beam ceilings, kitchen skylights, large front porch, carport, ample storage, a community center and RV and boat parking. With low park fees and its central location this mobile home offers the perfect balance between comfort and convenience.

16. 2020-12-07
    listed $72,500 591-char remark

    Show marketing remark (591 chars)

    Relax on the river in this clean and quiet 55 and over community in the heart of downtown Red Bluff. Enjoy the peaceful surroundings of these well maintained grounds featuring fruit trees, river views, fishing and a close proximity to all of your shopping and entertainment needs. The home features a 3 bed 2 bath layout, complete with laundry room, beam ceilings, kitchen skylights, large front porch, carport, ample storage, a community center and RV and boat parking. With low park fees and its central location this mobile home offers the perfect balance between comfort and convenience.

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $601 · $50/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 14 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: $22,450
• − Mortgage interest: −$4,201
• − Property taxes: −$601
• − Insurance: −$375
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$2,182
• Taxable income: $11,499
• Est. tax owed @ 24.0%: −$2,760
• After-tax cash flow: $9,280/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

+3.4% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $75,000 SAOR
• 2026-01-05 Listed $80,000 SAOR
• 2021-05-27 Sold (MLS) $65,000 SAOR
• 2020-12-07 Listed $72,500 SAOR

Property tax history

+5.8%/yr

Latest (2025): $601 · +0.3% YoY. Source: county tax records.