1707 Luning St · Red Bluff, CA 96080

$199,000

4 bd · 3.0 ba · 1,730 sqft · SingleFamily public records · 133 Days on market

Built 1950 6,098 sqft lot Est $324k · 38% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• 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

BRING YOUR VISION-TWO STORY FIXER with BASEMENT Two-story home with a full basement offering excellent opportunity for an ADU or additional living space (buyer to verify). Flexible layout ideal for renovation or value-add investment. Convenient city location close to downtown, schools, and amenities. Bring your vision and unlock the possibilities.

Key facts

• Flexible layout
• Full basement
• Two story home

Tags

• TWO STORY HOME
• FULL BASEMENT
• FLEXIBLE LAYOUT
• CONVENIENT CITY LOCATION

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public sewer
• Home design: Single family residence; Two levels; Residential property
• Construction: Shingle siding; Raised foundation; Composition roof; Built as single family residence
• Exterior features: City lot; Other lot features; Asphalt road frontage

Interior

• Kitchen: Refrigerator
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has heating; No central air conditioning
• Interior features: Refrigerator included; Wood-burning stove fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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 133 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $323,510
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2215 Walbridge St	0.37mi	3/2.0 (-1)	1,682 (-3%)	5mo	$349,000	$207	65
1315 Johnson St	0.33mi	4/2.0	1,632 (-6%)	11mo	$285,000	$175	62
675 Larie	0.74mi	3/2.0 (-1)	1,900 (+10%)	3mo	$445,000	$234	38
1535 Tanbark Dr	0.61mi	4/2.0	1,581 (-9%)	18mo	$195,000	$123	38
1940 Jefferson Ave	0.72mi	3/2.0 (-1)	1,765 (+2%)	23mo	$335,000	$190	35
923 Jackson St	0.66mi	3/1.0 (-1)	1,624 (-6%)	19mo	$308,000	$190	30
942 Lincoln St	0.63mi	4/2.5	1,491 (-14%)	22mo	$270,000	$181	27
1585 Robinson Dr	0.71mi	3/2.0 (-1)	1,873 (+8%)	22mo	$350,000	$187	25
1021 Lincoln St	0.56mi	3/1.0 (-1)	1,500 (-13%)	20mo	$182,000	$121	22

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-20,795
• Equity at exit: $29,672

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-13,965
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $243

Break-even live

Break-even rent $1,706

Max offer price $199,000

Occupancy floor 83%

Sensitivity live

Price	-10% $355	-5% $299	+0% $243	+5% $186	+10% $130
Rent	-10% $84	-5% $163	+0% $243	+5% $322	+10% $402
Rate	-1.0pp $343	-0.5pp $293	base $243	+0.5pp $191	+1.0pp $139

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $199,000 Active 133 DOM
2. 2026-06-18
   days on market $199,000 Active 132 DOM
3. 2026-06-17
   days on market $199,000 Active 131 DOM
4. 2026-06-16
   days on market $199,000 Active 130 DOM
5. 2026-06-15
   days on market $199,000 Active 129 DOM
6. 2026-06-14
   days on market $199,000 Active 127 DOM
7. 2026-06-12
   days on market $199,000 Active 126 DOM
8. 2026-06-09
   days on market $199,000 Active 123 DOM
9. 2026-06-08
   days on market $199,000 Active 122 DOM
10. 2026-06-07
    days on market $199,000 Active 121 DOM
11. 2026-06-05
    days on market $199,000 Active 118 DOM
12. 2026-06-03
    days on market $199,000 Active 117 DOM
13. 2026-06-02
    days on market $199,000 Active 116 DOM
14. 2026-06-01
    days on market $199,000 Active 115 DOM
15. 2026-05-31
    days on market $199,000 Active 114 DOM
16. 2026-05-30
    days on market $199,000 Active 113 DOM
17. 2026-03-20
    price $199,000

    Show marketing remark (349 chars)

    BRING YOUR VISION-TWO STORY FIXER with BASEMENT Two-story home with a full basement offering excellent opportunity for an ADU or additional living space (buyer to verify). Flexible layout ideal for renovation or value-add investment. Convenient city location close to downtown, schools, and amenities. Bring your vision and unlock the possibilities.

18. 2026-03-20
    price $199,000 349-char remark

    Show marketing remark (349 chars)

    BRING YOUR VISION-TWO STORY FIXER with BASEMENT Two-story home with a full basement offering excellent opportunity for an ADU or additional living space (buyer to verify). Flexible layout ideal for renovation or value-add investment. Convenient city location close to downtown, schools, and amenities. Bring your vision and unlock the possibilities.

19. 2026-02-26
    price $215,000 349-char remark

    Show marketing remark (349 chars)

    BRING YOUR VISION-TWO STORY FIXER with BASEMENT Two-story home with a full basement offering excellent opportunity for an ADU or additional living space (buyer to verify). Flexible layout ideal for renovation or value-add investment. Convenient city location close to downtown, schools, and amenities. Bring your vision and unlock the possibilities.

20. 2026-02-26
    price $215,000

    Show marketing remark (349 chars)

    BRING YOUR VISION-TWO STORY FIXER with BASEMENT Two-story home with a full basement offering excellent opportunity for an ADU or additional living space (buyer to verify). Flexible layout ideal for renovation or value-add investment. Convenient city location close to downtown, schools, and amenities. Bring your vision and unlock the possibilities.

21. 2026-02-06
    listed $229,000 Active
22. 2026-02-02
    listed $229,000 Active 349-char remark

    Show marketing remark (349 chars)

    BRING YOUR VISION-TWO STORY FIXER with BASEMENT Two-story home with a full basement offering excellent opportunity for an ADU or additional living space (buyer to verify). Flexible layout ideal for renovation or value-add investment. Convenient city location close to downtown, schools, and amenities. Bring your vision and unlock the possibilities.

23. 2020-06-12
    soldstatus $240,000
24. 2020-06-12
    soldstatus $240,000
25. 2020-06-12
    soldstatus $240,000
26. 2020-02-28
    listed $255,000
27. 2020-02-17
    listed $275,000
28. 2020-02-17
    listed $255,000
29. 2005-05-27
    soldstatus $260,000
30. 2005-05-26
    soldstatus $260,000
31. 1994-11-16
    soldstatus $94,000
32. 1992-01-27
    soldstatus $89,500

ⓘ 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: $2,656 · $221/mo
• Projected year-2 tax: $2,656 · $221/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 9/10 Extreme
• 🌡 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 45 unhealthy d/yr today · 47 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,158
• − Mortgage interest: −$11,147
• − Property taxes: −$2,656
• − Insurance: −$995
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$5,789
• Taxable loss: −$295
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $2,981/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

+122.3% since first listed

16 events — show timeline

• 2026-03-20 Price Changed $199,000 SAOR
• 2026-03-20 Price Changed $199,000 TCAOR
• 2026-02-26 Price Changed $215,000 TCAOR
• 2026-02-26 Price Changed $215,000 SAOR
• 2026-02-06 Listed $229,000 SAOR
• 2026-02-02 Listed $229,000 TCAOR
• 2020-06-12 Sold (Public Records) $240,000 Public Records
• 2020-06-12 Sold (MLS) $240,000 SAOR
• 2020-06-12 Sold (MLS) $240,000 TCAOR
• 2020-02-28 Listed $255,000 SAOR
• 2020-02-17 Listed $255,000 TCAOR
• 2020-02-17 Listed $275,000 TCAOR
• 2005-05-27 Sold (Public Records) $260,000 Public Records
• 2005-05-26 Sold (MLS) $260,000 CRMLS
• 1994-11-16 Sold (Public Records) $94,000 Public Records
• 1992-01-27 Sold (Public Records) $89,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,656 · +2.4% YoY. Source: county tax records.