5812 Cedars Rd #13 · Redding, CA 96001

$99,990

2 bd · 2.0 ba · 730 sqft · Manufactured public records · 108 Days on market

Built 2021

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Now is the time to purchase this new, never lived in 2 bedroom, 2 bath home in Redding, CA. Low maintenance yards in the front and back of home. Family/friendly community looking for a new owner.

Key facts

• Parking
• Built 2021
• Listed 107 days

Property features AI

Finance

• Other: Address: 5812 Cedars Rd #13, Redding, CA 96001; Cross street: Highway 273; County: Shasta
• Financial info: Land lease: No (listed land lease amount present but marked as no)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking
• Utilities: Cable available; Individual electric meter; Public sewer; Water from district
• Home design: Manufactured in-park home; Single wide; Clayton make; Built in 2021; Skirted with vinyl
• Construction: Composition roof; Vinyl skirting; Manufactured construction
• Exterior features: Composition roof; Lot described as 'Other'

Interior

• Kitchen: Skylight in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Wall unit cooling
• Interior features: Skylights in living room and kitchen; Carpet and vinyl flooring; Inside laundry area
• Laundry & utility: Inside laundry; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $27 ($329/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• Shasta Union High (urban): math 41% / reading 67% proficiency, ranked #122 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.5%/yr); 331 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 $692 of loan paydown is wiped out by about $3k 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 + 7.5% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($91k) 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 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.45% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $48,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Jewell Ln #16	0.21mi	2/1.0	742 (+2%)	2mo	$59,999	$81	82
5812 Cedars Rd #19	0.00mi	2/1.0	660 (-10%)	5mo	$12,500	$19	76
2200 Jewell Ln #28 Ln Unit Rolling Ranch Mobile Home	0.21mi	2/1.0	728 (-0%)	12mo	$62,000	$85	76
5812 Cedars Rd #35	0.01mi	2/1.0	672 (-8%)	12mo	$14,000	$21	72
2237 Jewell Ln #2	0.40mi	2/1.0	720 (-1%)	6mo	$27,500	$38	70
2237 Jewell Ln #4	0.40mi	2/1.0	750 (+3%)	8mo	$49,900	$67	67
2237 Jewell Ln #7	0.40mi	2/1.0	728 (-0%)	15mo	$30,000	$41	65
5812 Cedars Rd #31	0.05mi	2/1.0	800 (+10%)	16mo	$45,000	$56	64
2200 Jewell Ln Ln #2	0.21mi	2/1.0	750 (+3%)	24mo	$69,900	$93	62
2200 Jewell Ln #8 Ln Unit Rolling Ranch Mobile Home Park	0.21mi	2/1.0	798 (+9%)	16mo	$59,900	$75	57
1595 Branstetter Cir	0.55mi	2/1.0	800 (+10%)	16mo	$128,500	$161	41
2237 Jewell Ln Ln #20	0.40mi	1/1.0 (-1)	660 (-10%)	19mo	$24,000	$36	40

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 · 7.55% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.74×
• Total profit: $-7,232
• Equity at exit: $14,909

10-year hold

• IRR: 10.0%
• Equity multiple: 2.01×
• Total profit: $28,390
• Equity at exit: $8,645

Cash invested: $27,997 (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 96001

• Rents YoY: 7.5%
• Active inventory: 331
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $27

Break-even live

Break-even rent $1,415

Max offer price $99,990

Occupancy floor 93%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,990 Active 108 DOM
2. 2026-06-18
   days on market $99,990 Active 107 DOM
3. 2026-06-17
   days on market $99,990 Active 106 DOM
4. 2026-06-16
   days on market $99,990 Active 105 DOM
5. 2026-06-15
   days on market $99,990 Active 104 DOM
6. 2026-06-14
   days on market $99,990 Active 102 DOM
7. 2026-06-13
   days on market $99,990 Active 101 DOM
8. 2026-06-10
   days on market $99,990 Active 99 DOM
9. 2026-06-09
   days on market $99,990 Active 98 DOM
10. 2026-06-08
    days on market $99,990 Active 97 DOM
11. 2026-06-07
    days on market $99,990 Active 96 DOM
12. 2026-06-05
    days on market $99,990 Active 93 DOM
13. 2026-06-03
    days on market $99,990 Active 92 DOM
14. 2026-06-02
    days on market $99,990 Active 91 DOM
15. 2026-06-01
    days on market $99,990 Active 90 DOM
16. 2026-05-31
    days on market $99,990 Active 89 DOM
17. 2026-05-30
    days on market $99,990 Active 88 DOM

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $17,392
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,909
• Taxable loss: −$1,019
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $574/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: Shasta Union High
• NCES district ID: 0636600
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $50,080
• Composite: 46.01/100
• National rank: #2532
• State rank: #122 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

• Census place: Redding, CA
• County: Shasta County · 147,641 people
• City population: 112,523
• Metro: Redding, CA
• Population (ZIP): 33,817
• Household income: $72,484
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1458.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -199.25%
• Current HPI: 291.6191
• Rent YoY: ▲ 7.55%
• 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