1153 Cedar · Red Bluff, CA 96080

$75,020

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 16 Days on market

Built 1920 5,227 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 +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home on large corner lot. Fully fenced property with shade trees and walk path. Wood stove, in living room, ceilings fans, kitchen includes stove and fridge. Owner Financing! Owner willing to carry note with 20% down.

Key facts

• 5,227 sq ft lot
• Built 1920
• Listed 15 days

Property features AI

Finance

• HOA & community: Community features include biking

Exterior

• Utilities: Water source: Other; Sewer: Unknown (Sewer or Septic - Unknown)
• Home design: House; Single-story; No accessory dwelling unit
• Construction: Year built: estimated
• Exterior features: No pool

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: One-level home; Entry on main level
• Laundry & utility: No laundry in property

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.7% 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.
• Red Bluff Union Elementary (town): math 20% / reading 31% proficiency, ranked #418 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 263 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,894 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $210,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Lincoln St	0.22mi	2/1.0	872 (+2%)	13mo	$129,000	$148	75
1500 Walbridge St	0.50mi	3/1.0 (+1)	832 (-3%)	1mo	$205,000	$246	67
1048 Franklin St	0.10mi	2/1.0	740 (-13%)	9mo	$220,000	$297	66
629 Johnson St	0.28mi	3/1.0 (+1)	924 (+8%)	4mo	$160,000	$173	65
1835 Douglass St	0.55mi	3/1.0 (+1)	901 (+6%)	1mo	$242,000	$269	60
762 Musick Ave	0.72mi	2/1.0	851 (-0%)	9mo	$205,000	$241	58
1865 Douglass St	0.56mi	2/1.0	901 (+6%)	8mo	$229,000	$254	58
1270 Aloha St	0.53mi	2/1.0	942 (+10%)	2mo	$230,000	$244	57
1142 Union St	0.10mi	3/1.0 (+1)	972 (+14%)	13mo	$63,000	$65	56
1815 Park Ave	0.53mi	3/1.0 (+1)	901 (+6%)	7mo	$207,000	$230	56
1260 Monroe St	0.43mi	2/1.0	741 (-13%)	8mo	$217,000	$293	52
420 Griffin Way	0.71mi	2/1.0	800 (-6%)	13mo	$229,000	$286	45

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: 13.9%
• Equity multiple: 1.54×
• Total profit: $11,338
• Equity at exit: $11,186

10-year hold

• IRR: 21.0%
• Equity multiple: 2.60×
• Total profit: $33,587
• Equity at exit: $6,486

Cash invested: $21,006 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$393
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $408

Break-even live

Break-even rent $757

Max offer price $75,020

Occupancy floor 63%

Sensitivity live

Price	-10% $450	-5% $429	+0% $408	+5% $386	+10% $365
Rent	-10% $307	-5% $357	+0% $408	+5% $458	+10% $508
Rate	-1.0pp $445	-0.5pp $427	base $408	+0.5pp $388	+1.0pp $368

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: $18,755
• Closing costs: $2,251
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 David Ave Apt C Red Bluff, CA	2.0	1.0	800	$1,150	$1.44	14d	1	0.48mi
625 David Ave Apt C Red Bluff, CA	2.0	1.0	800	$1,000	$1.25	22d	1	0.50mi
20 Tierra Del Sol Subdivision Red Bluff, CA	2.0	1.0–1.5	720	$2,699	$3.75	14d	6	0.65mi
915 Lakeside Dr Red Bluff, CA	2.0	2.0	973	$1,595	$1.64	14d	1	0.86mi
355 S Main St Red Bluff, CA	1.0–2.0	1.0	696	$1,200	$1.72	14d	1	1.05mi
1261 S Jackson St Unit A Red Bluff, CA	2.0	1.5	1000	$1,500	$1.50	14d	1	1.18mi
705 Kimball Rd Red Bluff, CA	1.0	1.0	651	$1,150	$1.77	14d	1	1.38mi

Listing history 11 events

1. 2026-06-21
   days on market $75,020 Active 16 DOM
2. 2026-06-19
   days on market $75,020 Active 14 DOM
3. 2026-06-18
   days on market $75,020 Active 13 DOM
4. 2026-06-17
   days on market $75,020 Active 12 DOM
5. 2026-06-16
   days on market $75,020 Active 11 DOM
6. 2026-06-15
   days on market $75,020 Active 10 DOM
7. 2026-06-14
   days on market $75,020 Active 8 DOM
8. 2026-06-12
   days on market $75,020 Active 7 DOM
9. 2026-06-09
   days on market $75,020 Active 4 DOM
10. 2026-06-08
    days on market $75,020 Active 3 DOM
11. 2026-06-07
    listed $75,020 Active 2 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: $2,081 · $173/mo
• Projected year-2 tax: $2,081 · $173/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 11 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: $15,277
• − Mortgage interest: −$4,202
• − Property taxes: −$2,081
• − Insurance: −$375
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,182
• Taxable income: $3,992
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,934/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: Red Bluff Union Elementary
• NCES district ID: 0631980
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $37,109
• Composite: 21.2/100
• National rank: #8416
• State rank: #418 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

• Census place: Red Bluff, CA
• 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

+130.8% since first listed

7 events — show timeline

• 2026-06-05 Listed $75,020 CRMLS
• 2014-10-09 Sold (Public Records) $60,000 Public Records
• 2014-10-03 Sold (MLS) $60,000 TCAOR
• 2014-06-11 Listed $68,000 TCAOR
• 2006-12-19 Sold (Public Records) $111,500 Public Records
• 2006-12-18 Sold (MLS) $111,500 CRMLS
• 1994-06-22 Sold (Public Records) $32,500 Public Records

Property tax history

+13.4%/yr

Latest (2025): $2,081 · +212.7% YoY. Source: county tax records.