19964 Riverside Ave #65 · Anderson, CA 96007

$49,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 329 Days on market

Built 1982 ↓ 29% since listing

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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

Welcome to this well maintained 2-bedroom, 2-bath mobile home located in the sought-after El Rio Mobile Home Park, conveniently situated just off I-5 for easy commuting and access to nearby shopping, dining, and entertainment. This spacious home features updated windows that bring in plenty of natural light, creating a warm and inviting atmosphere. Enjoy outdoor living year-round with two covered patios—perfect for relaxing, entertaining, or enjoying your morning coffee. The large front and side yard offer ample space for gardening, pets, or simply enjoying the sunshine. Community amenities include a sparkling pool, recreation room, and a welcoming neighborhood feel. Whether you're do

Key facts

• Recreation room
• Updated windows
• Two covered patios

Tags

• UPDATED WINDOWS
• TWO COVERED PATIOS
• LARGE FRONT AND SIDE YARD
• RECREATION ROOM

Property features AI

Finance

• HOA & community: Located in El Rio Estates (mobile home park)

Exterior

• Parking: Off-street parking; Guest parking; Attached carport
• Home design: Manufactured home located in a park (Mobile Home); Model: Stoneridge II
• Construction: Metal and wood siding; Composition roof; Pillar/post/pier foundation; Aluminum skirting
• Exterior features: Asphalt road surface

Interior

• Kitchen: Dishwasher; Range; Oven
• Flooring: Vinyl flooring
• Heating & cooling: Evaporative cooling; Has heating
• Interior features: Fireplace in the dining room (free-standing); Dishwasher, Range, Oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.02% ✓
• Cap rate: 26.67%
• Cash-on-cash: 72.77%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.4%
• Equity multiple: 3.99×
• Total profit: $41,710
• Equity at exit: $7,440

10-year hold

• IRR: 70.7%
• Equity multiple: 8.20×
• Total profit: $100,617
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $781

Break-even live

Break-even rent $521

Max offer price $49,900

Occupancy floor 43%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6656 Churn Creek Rd Unit M-6656 Redding, CA	2.0	2.0	966	$1,625	$1.68	13d	1	0.91mi
3222 Camellia St Anderson, CA	2.0	1.0	740	$1,400	$1.89	13d	1	1.04mi
1790 School St Unit J Anderson, CA	1.0	1.0	600	$900	$1.50	13d	1	1.41mi
2343 Ferry St Anderson, CA	2.0	2.0	1080	$1,500	$1.39	13d	1	1.44mi
2333 Ferry St Anderson, CA	2.0	2.0	1100	$1,500	$1.36	13d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $49,900 Active 329 DOM
2. 2026-06-18
   days on market $49,900 Active 328 DOM
3. 2026-06-17
   days on market $49,900 Active 327 DOM
4. 2026-06-16
   days on market $49,900 Active 326 DOM
5. 2026-06-15
   days on market $49,900 Active 325 DOM
6. 2026-06-14
   days on market $49,900 Active 323 DOM
7. 2026-06-13
   days on market $49,900 Active 322 DOM
8. 2026-06-10
   days on market $49,900 Active 320 DOM
9. 2026-06-09
   days on market $49,900 Active 319 DOM
10. 2026-06-08
    days on market $49,900 Active 318 DOM
11. 2026-06-07
    days on market $49,900 Active 317 DOM
12. 2026-06-05
    days on market $49,900 Active 314 DOM
13. 2026-06-03
    days on market $49,900 Active 313 DOM
14. 2026-06-02
    days on market $49,900 Active 312 DOM
15. 2026-06-01
    days on market $49,900 Active 311 DOM
16. 2026-05-31
    days on market $49,900 Active 310 DOM
17. 2026-05-30
    days on market $49,900 Active 309 DOM
18. 2026-02-18
    price $49,900
19. 2025-11-07
    price $59,900
20. 2025-10-17
    price $65,000
21. 2025-09-22
    price $70,000
22. 2025-09-19
    price $65,000
23. 2025-07-25
    listed $70,000 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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥104°F today · 12 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: $18,109
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$1,452
• Taxable income: $9,169
• Est. tax owed @ 24.0%: −$2,201
• After-tax cash flow: $7,170/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

• 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

-28.7% since first listed

6 events — show timeline

• 2026-02-18 Price Changed $49,900 SAOR
• 2025-11-07 Price Changed $59,900 SAOR
• 2025-10-17 Price Changed $65,000 SAOR
• 2025-09-22 Price Changed $70,000 SAOR
• 2025-09-19 Price Changed $65,000 SAOR
• 2025-07-25 Listed $70,000 SAOR

Property tax history

-1.8%/yr

Latest (2020): $46 · +2.6% YoY. Source: county tax records.