7252 Whitehouse Dr #86 · Redding, CA 96007

$53,000

2 bd · 2.0 ba · 810 sqft · Manufactured public records · 126 Days on market

Built 1985 Est $40k · 34% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming & Full of Character! This adorable 2 bedroom, 1 bath mobile home offers approximately 990 sq. ft. of cozy living space filled with charm and personality. Enjoy an inviting covered front porch with privacy, an open floor plan, and a covered carport. The home sits towards the end of the road, providing a peaceful setting with a shade tree and great curb appeal. Bring your creativity and add your personal touch to make this space truly your own. Bursting with personailty, this home offers an affordable opportunity to own in a convenient location close to shopping, dining, and local amenities.

Key facts

• Covered front porch
• Open floor plan
• Covered carport

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• COVERED CARPORT
• CURB APPEAL
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Home design: Manufactured in park; Mobile home
• Construction: Wood siding; Other foundation
• Exterior features: Aluminum skirting; Directions: South on Hwy 273. Right on Whitehouse Dr. Right into Cottonwodd Ridge Mobile Home Park. Right turn past mailboxes, first left. Home is on the left side towards the end.

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Vinyl; Carpet
• Heating & cooling: Has heating; Evaporative cooling
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Washer; Oven
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $53k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.7% 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.
• 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: 231 active listings in the ZIP; 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 $366 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.81% ✓
• Cap rate: 24.67%
• Cash-on-cash: 65.62%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $39,690
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7252 Whitehouse Dr #63	0.00mi	2/1.0	840 (+4%)	5mo	$23,900	$28	86
7252 Whitehouse Dr #51	0.00mi	2/1.0	800 (-1%)	18mo	$39,500	$49	79
7059 Marie Ln	0.34mi	2/1.0	850 (+5%)	6mo	$130,000	$153	67

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: 64.8%
• Equity multiple: 3.91×
• Total profit: $43,121
• Equity at exit: $7,902

10-year hold

• IRR: 69.2%
• Equity multiple: 8.02×
• Total profit: $104,196
• Equity at exit: $4,582

Cash invested: $14,840 (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: 231
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $812

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 41%

Sensitivity live

Price	-10% $848	-5% $830	+0% $812	+5% $793	+10% $775
Rent	-10% $694	-5% $753	+0% $812	+5% $870	+10% $929
Rate	-1.0pp $838	-0.5pp $825	base $812	+0.5pp $798	+1.0pp $784

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $53,000 Active 126 DOM
2. 2026-06-18
   days on market $53,000 Active 125 DOM
3. 2026-06-17
   days on market $53,000 Active 124 DOM
4. 2026-06-16
   days on market $53,000 Active 123 DOM
5. 2026-06-15
   days on market $53,000 Active 122 DOM
6. 2026-06-14
   days on market $53,000 Active 120 DOM
7. 2026-06-13
   days on market $53,000 Active 119 DOM
8. 2026-06-10
   days on market $53,000 Active 117 DOM
9. 2026-06-09
   days on market $53,000 Active 116 DOM
10. 2026-06-08
    days on market $53,000 Active 115 DOM
11. 2026-06-07
    days on market $53,000 Active 114 DOM
12. 2026-06-05
    days on market $53,000 Active 111 DOM
13. 2026-06-03
    days on market $53,000 Active 110 DOM
14. 2026-06-02
    days on market $53,000 Active 109 DOM
15. 2026-06-01
    days on market $53,000 Active 108 DOM
16. 2026-05-31
    days on market $53,000 Active 107 DOM
17. 2026-05-30
    days on market $53,000 Active 106 DOM
18. 2026-02-13
    listed $53,000 Active
19. 2025-10-11
    listed $57,000 Active
20. 2024-05-01
    status Active
21. 2024-04-12
    status Pending
22. 2024-03-14
    status Active
23. 2024-02-29
    status Pending
24. 2024-02-01
    listed $50,500 Active

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,891
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$1,542
• Taxable income: $9,458
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $7,469/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 — 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

• County: Shasta County · 147,641 people
• City population: 112,523
• 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

+5.0% since first listed

7 events — show timeline

• 2026-02-13 Listed $53,000 SAOR
• 2025-10-11 Listed $57,000 SAOR
• 2024-05-01 Relisted — SAOR
• 2024-04-12 Pending — SAOR
• 2024-03-14 Relisted — SAOR
• 2024-02-29 Pending — SAOR
• 2024-02-01 Listed $50,500 SAOR

Property tax history

-2.0%/yr

Latest (2020): $48 · +2.6% YoY. Source: county tax records.