20350 Hole in One Dr Spc 3 · Redding, CA 96002

$82,500

2 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 30 Days on market

Built 1973 Est $73k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine relaxing/entertaining on your huge wrap-around covered porch overlooking Hole #1 of Tucker Oaks Golf Course! . .. then move into your spacious Living Room w/ panoramic view windows that bring the lawn & trees of the course inside! Or, enjoy the separate den area or dining room. Many, many updates/upgrades to this 1440 sq. ft. home in Fairway Oaks 55+ Park. Newer: roof, high-end flooring, stainless steel appliances, custom kitchen counters & backsplash, new bathroom w/ quartz tile shower, and more! Tons of inside storage & 2 outside sheds. ALL COPPER WIRING & updated electrical! (as per electricia ) ENJOY our easy life style in this friendly park. .. w/ Clubhouse, activities, billiards, & more-- & outside sunny Pool!! One person needs to be 55+.

Key facts

• Covered patios
• Covered carport
• 2 storage sheds

Tags

• MOUNTAIN VIEWS
• WRAP AROUND DECKING
• COVERED PATIOS
• COVERED CARPORT
• 2 STORAGE SHEDS
• SPARKLE POOL

Property features AI

Finance

• HOA & community: Located in Fairway Oaks community/park

Exterior

• Parking: Carport with 2 spaces; Guest parking available
• Utilities: Public water
• Home design: Manufactured home located in a park (Mobile Home); Faces unspecified direction
• Construction: Aluminum siding; Aluminum skirting; Other roof type; Other foundation type; Built as a mobile home
• Exterior features: Awning-covered patio/porch; Deck; Level lot; Views

Interior

• Kitchen: Dishwasher; Cooktop
• Flooring: Vinyl flooring; Carpet
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Cooktop; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• Pacheco Union Elementary (rural): math 30% / reading 40% proficiency, ranked #264 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $570 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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: 2.06% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.13%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $72,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20350 Hole In One Dr #170	0.00mi	2/2.0	1,536 (+3%)	1mo	$106,595	$69	94
20350 Hole In One Dr Spc 42	0.00mi	2/2.0	1,440 (-3%)	1mo	$42,500	$30	94
20350 Hole In One Dr Spc 122	0.00mi	2/2.0	1,440 (-3%)	3mo	$85,400	$59	92
20350 Hole in One Dr #157	0.00mi	2/2.0	1,464 (-2%)	9mo	$58,900	$40	90
20350 Hole in One Dr Spc 98	0.00mi	2/2.0	1,440 (-3%)	8mo	$55,000	$38	88
20350 Hole in One Drive Dr #112	0.00mi	2/2.0	1,532 (+3%)	9mo	$87,000	$57	87
20350 Hole in One Dr Spc 105	0.00mi	2/2.0	1,440 (-3%)	9mo	$70,000	$49	87
20350 Hole In One Dr #149	0.00mi	3/2.0 (+1)	1,464 (-2%)	10mo	$60,000	$41	84
20350 Hole In One Dr Dr #118	0.00mi	2/2.0	1,344 (-10%)	4mo	$65,000	$48	81
20350 Hole In 1 Dr Spc 24	0.00mi	2/2.0	1,344 (-10%)	6mo	$47,800	$36	79
20350 Hole in One Dr #131	0.00mi	3/2.0 (+1)	1,411 (-5%)	9mo	$82,000	$58	79
20350 Hole In One Dr #14	0.00mi	2/2.0	1,300 (-13%)	4mo	$96,000	$74	76

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.47×
• Total profit: $33,969
• Equity at exit: $12,301

10-year hold

• IRR: 41.4%
• Equity multiple: 4.70×
• Total profit: $85,444
• Equity at exit: $7,133

Cash invested: $23,100 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $773

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 50%

Sensitivity live

Price	-10% $830	-5% $801	+0% $773	+5% $744	+10% $716
Rent	-10% $638	-5% $705	+0% $773	+5% $840	+10% $907
Rate	-1.0pp $814	-0.5pp $794	base $773	+0.5pp $751	+1.0pp $729

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6656 Churn Creek Rd Unit M-6656 Redding, CA	2.0	2.0	966	$1,625	$1.68	13d	1	0.68mi

Listing history 30 events

1. 2026-06-19
   days on market $82,500 Active 30 DOM
2. 2026-06-18
   price $82,500 Active 29 DOM
3. 2026-06-18
   days on market $84,500 Active 29 DOM
4. 2026-06-17
   days on market $84,500 Active 28 DOM
5. 2026-06-16
   days on market $84,500 Active 27 DOM
6. 2026-06-15
   days on market $84,500 Active 26 DOM
7. 2026-06-14
   days on market $84,500 Active 24 DOM
8. 2026-06-13
   days on market $84,500 Active 23 DOM
9. 2026-06-10
   days on market $84,500 Active 21 DOM
10. 2026-06-09
    days on market $84,500 Active 20 DOM
11. 2026-06-08
    days on market $84,500 Active 19 DOM
12. 2026-06-07
    days on market $84,500 Active 18 DOM
13. 2026-06-05
    days on market $84,500 Active 15 DOM
14. 2026-06-03
    days on market $84,500 Active 14 DOM
15. 2026-06-02
    days on market $84,500 Active 13 DOM
16. 2026-06-01
    days on market $84,500 Active 12 DOM
17. 2026-05-31
    days on market $84,500 Active 11 DOM
18. 2026-05-30
    days on market $84,500 Active 10 DOM
19. 2026-05-20
    listed $84,500 Active
20. 2025-09-17
    price $82,500
21. 2025-08-06
    price $79,000
22. 2025-06-17
    price $87,500
23. 2025-06-06
    price $95,000
24. 2025-05-19
    price $104,500
25. 2025-05-01
    listed $109,500 Active
26. 2022-05-18
    soldstatus $108,330 802-char remark

    Show marketing remark (802 chars)

    Imagine relaxing/entertaining on your huge wrap-around covered porch overlooking Hole #1 of Tucker Oaks Golf Course! . .. then move into your spacious Living Room w/ panoramic view windows that bring the lawn & trees of the course inside! Or, enjoy the separate den area or dining room. Many, many updates/upgrades to this 1440 sq. ft. home in Fairway Oaks 55+ Park. Newer: roof, high-end flooring, stainless steel appliances, custom kitchen counters & backsplash, new bathroom w/ quartz tile shower, and more! Tons of inside storage & 2 outside sheds. ALL COPPER WIRING & updated electrical! (as per electricia ) ENJOY our easy life style in this friendly park. .. w/ Clubhouse, activities, billiards, & more-- & outside sunny Pool!! One person needs to be 55+.

27. 2022-04-08
    listed $112,500 802-char remark

    Show marketing remark (802 chars)

    Imagine relaxing/entertaining on your huge wrap-around covered porch overlooking Hole #1 of Tucker Oaks Golf Course! . .. then move into your spacious Living Room w/ panoramic view windows that bring the lawn & trees of the course inside! Or, enjoy the separate den area or dining room. Many, many updates/upgrades to this 1440 sq. ft. home in Fairway Oaks 55+ Park. Newer: roof, high-end flooring, stainless steel appliances, custom kitchen counters & backsplash, new bathroom w/ quartz tile shower, and more! Tons of inside storage & 2 outside sheds. ALL COPPER WIRING & updated electrical! (as per electricia ) ENJOY our easy life style in this friendly park. .. w/ Clubhouse, activities, billiards, & more-- & outside sunny Pool!! One person needs to be 55+.

28. 2021-12-15
    listed $114,900
29. 2019-02-21
    soldstatus $45,000
30. 2018-09-03
    listed $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,396
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,400
• Taxable income: $8,461
• Est. tax owed @ 24.0%: −$2,031
• After-tax cash flow: $7,240/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: Pacheco Union Elementary
• NCES district ID: 0629280
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $59,905
• Composite: 31.26/100
• National rank: #6025
• State rank: #264 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): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• 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

+69.0% since first listed

12 events — show timeline

• 2026-05-20 Listed $84,500 SAOR
• 2025-09-17 Price Changed $82,500 SAOR
• 2025-08-06 Price Changed $79,000 SAOR
• 2025-06-17 Price Changed $87,500 SAOR
• 2025-06-06 Price Changed $95,000 SAOR
• 2025-05-19 Price Changed $104,500 SAOR
• 2025-05-01 Listed $109,500 SAOR
• 2022-05-18 Sold (MLS) $108,330 SAOR
• 2022-04-08 Listed $112,500 SAOR
• 2021-12-15 Listed $114,900 SAOR
• 2019-02-21 Sold (MLS) $45,000 SAOR
• 2018-09-03 Listed $50,000 SAOR

Property tax history

+18.5%/yr

Latest (2020): $58 · -34.6% YoY. Source: county tax records.