2911 Roan Ct · Anderson, CA 96007

$155,000

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 7 Days on market

Built 1954 9,147 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking! This 3-bedroom, 2-bath home sits on a generously sized lot and offers plenty of potential for the buyer ready to roll up their sleeves and make it their own. Featuring a garage conversion that adds valuable bonus living space, the flexible floor plan can adapt to a variety of needs including a second living area, game room, home office, or hobby space. Outside, you'll find a large covered patio perfect for entertaining, relaxing, or enjoying the shade of the mature trees that give the property character and charm. This is a contractors special, property sold as is. Bring your vision and unlock the potential this property has to offer.

Key facts

• Garage conversion
• Flexible floor plan
• Large covered patio

Tags

• GARAGE CONVERSION
• BONUS LIVING SPACE
• FLEXIBLE FLOOR PLAN
• LARGE COVERED PATIO
• MATURE TREES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Slab foundation
• Exterior features: Composition roof; City lot, level; Concrete road access; Property has a view

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; Has cooling (evaporative); Has heating (wall furnace)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 12.6% vs local median 3.5% in Anderson — 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 68/100 on livability (#277 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, crime F, amenities F.
• Cascade Union Elementary (suburban): math 25% / reading 32% proficiency, ranked #377 of 517 in CA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• At $2,358/mo this rent would consume 46% of the median local household income ($61k/yr) (locally 758% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.52% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $352,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Driftstone Dr	0.21mi	3/2.0 (-1)	1,382 (-2%)	3mo	$315,000	$228	80
2771 North St	0.38mi	3/2.0 (-1)	1,373 (-2%)	0mo	$365,000	$266	73
2740 Sandstone Dr	0.19mi	3/2.0 (-1)	1,300 (-7%)	2mo	$335,000	$258	72
2863 Sandstone Dr	0.13mi	3/2.0 (-1)	1,538 (+10%)	2mo	$303,975	$198	71
3267 E Bailey Dr	0.43mi	3/2.0 (-1)	1,433 (+2%)	2mo	$322,000	$225	70
3130 Driftstone Dr	0.23mi	3/2.0 (-1)	1,290 (-8%)	4mo	$305,000	$236	67
2345 Shenandoah Dr	0.53mi	3/3.0 (-1)	1,495 (+6%)	6mo	$395,000	$264	50
3414 Bardick Rd	0.67mi	3/2.0 (-1)	1,257 (-10%)	0mo	$290,000	$231	46
3274 Marmac Rd	0.54mi	3/2.0 (-1)	1,204 (-14%)	1mo	$317,000	$263	45
3701 Vinewood Dr	0.74mi	3/2.0 (-1)	1,344 (-4%)	10mo	$337,000	$251	45
3381 Southwood Dr	0.67mi	3/2.0 (-1)	1,262 (-10%)	7mo	$369,900	$293	41
3371 Bardick Rd	0.67mi	3/2.0 (-1)	1,564 (+11%)	7mo	$390,000	$249	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.52×
• Total profit: $22,583
• Equity at exit: $23,111

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $81,258
• Equity at exit: $13,402

Cash invested: $43,400 (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 96007

• Active inventory: 224
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $748

Break-even live

Break-even rent $1,411

Max offer price $155,000

Occupancy floor 63%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3190 Driftstone Dr Anderson, CA	3.0	2.0	1750	$2,200	$1.26	21d	1	0.27mi
2601 Sapphire Ln Unit 3 Anderson, CA	3.0	2.5	1538	$2,150	$1.40	13d	1	0.67mi

Listing history 8 events

1. 2026-06-18
   status $155,000 Pending 7 DOM
2. 2026-06-18
   days on market $155,000 Active 7 DOM
3. 2026-06-17
   days on market $155,000 Active 6 DOM
4. 2026-06-16
   days on market $155,000 Active 5 DOM
5. 2026-06-15
   days on market $155,000 Active 4 DOM
6. 2026-06-14
   days on market $155,000 Active 2 DOM
7. 2026-06-13
   remarks 667-char remark
8. 2026-06-13
   listed $155,000 Active 1 DOM

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 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: $28,297
• − Mortgage interest: −$8,682
• − Property taxes: −$2,053
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$4,509
• Taxable income: $6,953
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $7,307/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: Cascade Union Elementary
• NCES district ID: 0607680
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $35,602
• Composite: 23.56/100
• National rank: #7856
• State rank: #377 of 517 in CA

Livability — Anderson

• Score: 68/100
• State rank: #277
• US rank: #9315

Category grades

Amenities F Commute A+ Cost of living D- Crime F Employment D Housing A- Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anderson, CA
• County: Shasta County · 147,641 people
• City population: 24,768
• Metro: Redding, CA
• Population (ZIP): 24,768
• Household income: $61,357
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 758.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Portuguese 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -191.70%
• Current HPI: 179.6613
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-11 Listed $155,000 SAOR

Property tax history

+2.5%/yr

Latest (2025): $2,053 · +12.7% YoY. Source: county tax records.