2745 Oak St · Anderson, CA 96007

$145,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 10 Days on market

Built 1949

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

Attention all flippers: This house needs a roof and some joist work. Alot of potential here with hard wood floors and a functional floor plan. Nearly new shed in back yard. Spacious backyard. Large kitchen and washroom. Nothing but up from here, come take a look and plan for success.

Key facts

• Hard wood floors
• Spacious backyard
• Nearly new shed

Tags

• HARD WOOD FLOORS
• FUNCTIONAL FLOOR PLAN
• NEARLY NEW SHED
• SPACIOUS BACKYARD
• LARGE KITCHEN
• LARGE WASHROOM

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Stucco construction; Composition roof
• Exterior features: Deck; Back yard fencing; Shed(s); Landscaped and wooded yard; City lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Evaporative cooling
• Interior features: Laminate counters; Double pane windows
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Cap rate 8.2% 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.
• Zoned schools: Meadow Lane Elementary (math 37% / reading 42%, grade F, #621 of 1,571 statewide, top 42%, 448 students, 73% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 224 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $145,000

Questions for the listing agent

1. Built in 1949 — 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. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $292,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2895 Church St	0.52mi	3/1.0 (+1)	1,088 (-0%)	4mo	$176,000	$162	67
2820 Nicole Ct	0.51mi	3/1.5 (+1)	1,100 (+1%)	4mo	$314,900	$286	65
2811 Lupine St	0.56mi	3/1.5 (+1)	1,092 (0%)	10mo	$290,000	$266	58
2855 Red Bud Ln	0.58mi	3/1.5 (+1)	1,100 (+1%)	10mo	$309,900	$282	56
2779 N Bailey Dr	0.72mi	3/1.0 (+1)	1,058 (-3%)	0mo	$225,000	$213	56
2445 Toyon St	0.66mi	3/1.5 (+1)	1,092 (0%)	10mo	$320,000	$293	54
3081 Sharon Ave	0.70mi	3/1.0 (+1)	1,058 (-3%)	4mo	$315,000	$298	53
3244 Sharon Ave	0.69mi	3/1.0 (+1)	1,058 (-3%)	7mo	$260,000	$246	52
2827 Stingy Ln	0.67mi	3/2.0 (+1)	1,008 (-8%)	4mo	$279,000	$277	44
3258 Sharon Ave	0.69mi	3/1.0 (+1)	1,200 (+10%)	10mo	$322,000	$268	38
2609 Albert Rd	0.57mi	3/2.0 (+1)	1,200 (+10%)	13mo	$193,000	$161	37
3235 Sharon Ave	0.72mi	3/1.0 (+1)	1,195 (+9%)	12mo	$271,750	$227	36

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-9,211
• Equity at exit: $21,620

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $10,351
• Equity at exit: $12,537

Cash invested: $40,600 (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 96007

• Active inventory: 224
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$760
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $224

Break-even live

Break-even rent $1,205

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2766 Oak St Unit 02 Anderson, CA	2.0	1.5	1008	$1,395	$1.38	13d	1	0.05mi
2333 Ferry St Anderson, CA	2.0	2.0	1100	$1,500	$1.36	13d	1	0.21mi
2810 East St Apt A Anderson, CA	2.0	1.0	737	$1,450	$1.97	21d	1	0.21mi
2820 East St Unit A Anderson, CA	2.0	1.0	703	$1,200	$1.71	13d	1	0.21mi
2343 Ferry St Anderson, CA	2.0	2.0	1080	$1,500	$1.39	13d	1	0.21mi
1710 Bruce Dr Anderson, CA	2.0	1.0	813	$1,275	$1.57	13d	1	0.55mi
3222 Camellia St Anderson, CA	2.0	1.0	740	$1,400	$1.89	13d	1	1.07mi
1970 Spruce Cir Anderson, CA	2.0	1.0	785	$1,550	$1.97	13d	1	1.12mi

Listing history 10 events

1. 2026-06-17
   status $145,000 Pending 10 DOM
2. 2026-06-16
   days on market $145,000 Active 10 DOM
3. 2026-06-15
   days on market $145,000 Active 9 DOM
4. 2026-06-14
   days on market $145,000 Active 7 DOM
5. 2026-06-13
   days on market $145,000 Active 6 DOM
6. 2026-06-10
   days on market $145,000 Active 4 DOM
7. 2026-06-09
   days on market $145,000 Active 3 DOM
8. 2026-06-08
   days on market $145,000 Active 2 DOM
9. 2026-06-07
   remarks 284-char remark
10. 2026-06-07
    listed $145,000 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: $1,575 · $131/mo
• Projected year-2 tax: $1,575 · $131/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 6/10 Major FEMA zone X (unshaded) · 27% 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: $17,871
• − Mortgage interest: −$8,122
• − Property taxes: −$1,575
• − Insurance: −$725
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,218
• Taxable income: $371
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,604/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

-99.9% since first listed

2 events — show timeline

• 2026-06-06 Price Changed $145,000 TCAOR
• 2026-06-06 Listed $145,000,000 TCAOR

Property tax history

+4.3%/yr

Latest (2025): $1,575 · +13.6% YoY. Source: county tax records.