135 Casa Grande · Red Bluff, CA 96080

$70,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 105 Days on market

Built 1972 26 ac lot Est $48k · 45% over ↓ 6% since listing

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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
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2 bedroom, 2 bath manufactured home offering 1,344 sq. ft. of comfortable living in a peaceful senior park located right on the river. This well-loved home has had many new updates over the last few years including a new HVAC system, new windows, fresh paint both inside and out and much more. Accessibility improvements include added railings in the living area with ramps and a handicap chair lift for convenience and safety. The roof has been resealed and repainted for added durability. Outside, you’ll find a covered patio perfect for relaxing. The property also features two storage sheds, one of them is brand-new, plus an additional outdoor storage area. The sen

Key facts

• Fresh paint
• Resealed roof
• Covered patio

Tags

• NEW HVAC SYSTEM
• NEW WINDOWS
• FRESH PAINT
• ADDED RAILINGS
• RESEALED ROOF
• COVERED PATIO

Property features AI

Finance

• Other: Paved road access; Accessibility features: swing-in doors, disability features, elevator
• Financial info: Land lease: $775 monthly
• HOA & community: Senior community; Park name: Rio Vista Estates; Manager approval required; Community features: biking, fishing, park; Land lease (park) monthly

Exterior

• Parking: Attached carport (1 space); Off-street parking
• Utilities: District/public water; Public sewer (sewer connected); Natural gas connected; Electricity connected; Cable available; Telephone in street
• Home design: Single-story home; One entry level (front door); Mobile home model: Berkshire (12' x 60'); Turnkey condition; Mobile home remains on property; Close to clubhouse
• Construction: Two sheds / outbuildings (shop, storage building, shed); Number of stories: 1; Year built source: Assessor
• Exterior features: Covered front porch with wood finish; Porch; Rain gutters; Private and community pool access; Patio

Interior

• Kitchen: Built-in range; Gas range and gas oven; Refrigerator; Freezer; Dishwasher; Water heater unit
• Bedrooms: Primary suite; Walk-in closet
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; Master bath with double sinks; Bathtub and shower (including walk-in shower); Closet in bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Partially furnished; Sliding glass doors; Mirrored closet doors; Double-pane windows; Drapes/curtains and blinds; Carbon monoxide and smoke detectors; Community and private spa access
• Laundry & utility: Washer included; Dryer included; Laundry located in closet; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 3.6% 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.
• Antelope Elementary (town): math 34% / reading 44% proficiency, ranked #249 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 263 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.09% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.88%
• DSCR: 3.00
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $48,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Casa Grande Dr	0.02mi	3/2.0 (+1)	1,300 (-3%)	4mo	$78,000	$60	85
136 Casa Grande Dr	0.02mi	2/2.0	1,440 (+7%)	5mo	$18,000	$13	83
112 Casa Grande Dr	0.02mi	2/2.0	1,440 (+7%)	6mo	$45,000	$31	82
95 Casa Grande Dr	0.02mi	2/2.0	1,440 (+7%)	6mo	$25,000	$17	82
84 Casa Grande Dr	0.03mi	2/2.0	1,440 (+7%)	13mo	$69,000	$48	76
149 Casa Grande Dr Unit Rio Vista Estates	0.01mi	2/2.0	1,440 (+7%)	15mo	$81,000	$56	76
118 Casa Grande Dr	0.02mi	2/2.0	1,440 (+7%)	14mo	$28,000	$19	76
114 Casa Grande Dr	0.02mi	2/2.0	1,440 (+7%)	17mo	$45,000	$31	73
142 Casa Grande Dr	0.02mi	2/2.0	1,200 (-11%)	16mo	$40,000	$33	68
103 Rio Vista Ln	0.20mi	2/2.0	1,248 (-7%)	17mo	$45,000	$36	64
80 Casa Grande Dr	0.03mi	3/2.0 (+1)	1,540 (+15%)	8mo	$70,200	$46	63
90 Rio Vista Ln	0.20mi	2/2.0	1,200 (-11%)	14mo	$50,000	$42	61

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $5,512
• Equity at exit: $10,437

10-year hold

• IRR: 14.2%
• Equity multiple: 1.99×
• Total profit: $19,450
• Equity at exit: $6,052

Cash invested: $19,600 (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 96080

• Rents YoY: 1.0%
• Active inventory: 263
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $307

Break-even live

Break-even rent $1,076

Max offer price $70,000

Occupancy floor 74%

Sensitivity live

Price	-10% $346	-5% $326	+0% $307	+5% $287	+10% $267
Rent	-10% $191	-5% $249	+0% $307	+5% $364	+10% $422
Rate	-1.0pp $342	-0.5pp $324	base $307	+0.5pp $288	+1.0pp $270

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $70,000 Active 105 DOM
2. 2026-06-19
   days on market $70,000 Active 103 DOM
3. 2026-06-18
   days on market $70,000 Active 102 DOM
4. 2026-06-17
   days on market $70,000 Active 101 DOM
5. 2026-06-16
   days on market $70,000 Active 100 DOM
6. 2026-06-15
   days on market $70,000 Active 99 DOM
7. 2026-06-14
   days on market $70,000 Active 97 DOM
8. 2026-06-12
   days on market $70,000 Active 96 DOM
9. 2026-06-09
   pricedays on market $70,000 Active 93 DOM
10. 2026-06-08
    days on market $75,000 Active 92 DOM
11. 2026-06-07
    days on market $75,000 Active 91 DOM
12. 2026-06-05
    days on market $75,000 Active 88 DOM
13. 2026-06-03
    days on market $75,000 Active 87 DOM
14. 2026-06-02
    days on market $75,000 Active 86 DOM
15. 2026-06-01
    days on market $75,000 Active 85 DOM
16. 2026-05-31
    days on market $75,000 Active 84 DOM
17. 2026-05-30
    days on market $75,000 Active 83 DOM
18. 2026-04-24
    price $75,000
19. 2026-03-08
    listed $80,000 Active

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$203/yr (+$17/mo · 61.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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: $17,571
• − Mortgage interest: −$3,921
• − Property taxes: −$329
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,036
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $2,958/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: Antelope Elementary
• NCES district ID: 0602760
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $40,985
• Composite: 32.77/100
• National rank: #5630
• State rank: #249 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

• 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

-6.2% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $75,000 CRMLS
• 2026-03-08 Listed $80,000 CRMLS

Property tax history

+10.6%/yr

Latest (2025): $329 · +0.0% YoY. Source: county tax records.