13905 Trinity Mountain Rd Unit 84 · French Gulch, CA 96033

$78,500

2 bd · 2.0 ba · 1,412 sqft · Manufactured public records · 39 Days on market

Built 2007 Est $136k · 42% under ↓ 12% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2007 home has been meticulously renovated for you in the last one year with all new cooling & heating unit, flooring, Ceiling fans, kitchen Island, interior paint and all appliances including the refrigerator. Home is 1040 sq. ft. 3 beds and 2 baths in Clear Creek Mobile Estate, a premier family park located in historic French Gulch. It is only a few minutes from beautiful Whiskeytown Lake, popular historic Old Shasta, and just 15 miles from Redding. Move right in and immediately start living your life in a well maintained park, surrounded by nature and mountains.

Key facts

• New island
• Newer flooring
• Refreshed kitchen

Tags

• EXTENSIVELY RENOVATED
• NEW HEATING AND COOLING SYSTEM
• NEWER FLOORING
• PAINTED KITCHEN CABINETS
• REFRESHED KITCHEN
• NEW ISLAND

Property features AI

Finance

• HOA & community: Located in a mobile home community (Clear Creek Mobile Estates)

Exterior

• Parking: Carport with 2 spaces
• Home design: Manufactured home (mobile home) sited in a park
• Construction: Wood skirting
• Exterior features: Composition roof; Asphalt road frontage; City street and county road access; Has a view; Located in Clear Creek Mobile Estates park

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Dryer; Microwave; Refrigerator; Washer; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#834 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools D+, crime F, amenities 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: 15 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($543 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 4 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: moderate flood risk; moderate wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.81% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.59%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $135,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13905 Trinity Mountain Rd Unit 80	0.00mi	3/2.0 (+1)	1,412 (0%)	1mo	$135,000	$96	94
13905 Trinity Mountain Rd #25	0.00mi	2/2.0	1,248 (-12%)	14mo	$28,500	$23	69

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: 41.2%
• Equity multiple: 3.32×
• Total profit: $50,951
• Equity at exit: $35,297

10-year hold

• IRR: 41.1%
• Equity multiple: 6.60×
• Total profit: $123,182
• Equity at exit: $54,397

Cash invested: $21,980 (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 96033

• Active inventory: 15
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $652

Break-even live

Break-even rent $600

Max offer price $78,500

Occupancy floor 49%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $78,500 Active 39 DOM
2. 2026-06-18
   days on market $78,500 Active 38 DOM
3. 2026-06-17
   days on market $78,500 Active 37 DOM
4. 2026-06-16
   days on market $78,500 Active 36 DOM
5. 2026-06-15
   days on market $78,500 Active 35 DOM
6. 2026-06-14
   days on market $78,500 Active 33 DOM
7. 2026-06-13
   days on market $78,500 Active 32 DOM
8. 2026-06-10
   days on market $78,500 Active 30 DOM
9. 2026-06-09
   days on market $78,500 Active 29 DOM
10. 2026-06-08
    days on market $78,500 Active 28 DOM
11. 2026-06-07
    days on market $78,500 Active 27 DOM
12. 2026-06-03
    days on market $78,500 Active 23 DOM
13. 2026-06-02
    days on market $78,500 Active 22 DOM
14. 2026-06-01
    days on market $78,500 Active 21 DOM
15. 2026-06-01
    price $78,500 Active 20 DOM
16. 2026-05-31
    days on market $79,000 Active 20 DOM
17. 2026-05-30
    days on market $79,000 Active 19 DOM
18. 2026-05-11
    status Active
19. 2026-05-11
    listed $79,000 Active
20. 2026-04-11
    price $79,000
21. 2026-03-20
    price $87,500
22. 2026-02-27
    price $88,500
23. 2026-02-15
    price $89,000
24. 2026-01-31
    price $92,000
25. 2026-01-04
    price $94,500
26. 2025-11-21
    listed $95,000 Active
27. 2024-03-26
    soldstatus $82,500 Closed 581-char remark

    Show marketing remark (581 chars)

    This 2007 home has been meticulously renovated for you in the last one year with all new cooling & heating unit, flooring, Ceiling fans, kitchen Island, interior paint and all appliances including the refrigerator. Home is 1040 sq. ft. 3 beds and 2 baths in Clear Creek Mobile Estate, a premier family park located in historic French Gulch. It is only a few minutes from beautiful Whiskeytown Lake, popular historic Old Shasta, and just 15 miles from Redding. Move right in and immediately start living your life in a well maintained park, surrounded by nature and mountains.

28. 2024-03-08
    status Pending 581-char remark

    Show marketing remark (581 chars)

    This 2007 home has been meticulously renovated for you in the last one year with all new cooling & heating unit, flooring, Ceiling fans, kitchen Island, interior paint and all appliances including the refrigerator. Home is 1040 sq. ft. 3 beds and 2 baths in Clear Creek Mobile Estate, a premier family park located in historic French Gulch. It is only a few minutes from beautiful Whiskeytown Lake, popular historic Old Shasta, and just 15 miles from Redding. Move right in and immediately start living your life in a well maintained park, surrounded by nature and mountains.

29. 2024-01-24
    listed $89,900 Active 581-char remark

    Show marketing remark (581 chars)

    This 2007 home has been meticulously renovated for you in the last one year with all new cooling & heating unit, flooring, Ceiling fans, kitchen Island, interior paint and all appliances including the refrigerator. Home is 1040 sq. ft. 3 beds and 2 baths in Clear Creek Mobile Estate, a premier family park located in historic French Gulch. It is only a few minutes from beautiful Whiskeytown Lake, popular historic Old Shasta, and just 15 miles from Redding. Move right in and immediately start living your life in a well maintained park, surrounded by nature and mountains.

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: +$244/yr (+$20/mo · 69.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 8 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,097
• − Mortgage interest: −$4,397
• − Property taxes: −$352
• − Insurance: −$392
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,284
• Taxable income: $6,936
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $6,157/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 — French Gulch

• Score: 55/100
• State rank: #834
• US rank: #23173

Category grades

Amenities F Commute F Cost of living C Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: French Gulch, CA
• Population (ZIP): 245

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 (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% German 2% Lithuanian 2%
• Foreign-born: 6% · China
• Languages at home: 91% English-only · Chinese 6% Spanish 3%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-12.1% since first listed

12 events — show timeline

• 2026-05-11 Relisted — SAOR
• 2026-05-11 Listed $79,000 SAOR
• 2026-04-11 Price Changed $79,000 SAOR
• 2026-03-20 Price Changed $87,500 SAOR
• 2026-02-27 Price Changed $88,500 SAOR
• 2026-02-15 Price Changed $89,000 SAOR
• 2026-01-31 Price Changed $92,000 SAOR
• 2026-01-04 Price Changed $94,500 SAOR
• 2025-11-21 Listed $95,000 SAOR
• 2024-03-26 Sold (MLS) $82,500 SAOR
• 2024-03-08 Pending — SAOR
• 2024-01-24 Listed $89,900 SAOR

Property tax history

-1.2%/yr

Latest (2020): $352 · +0.7% YoY. Source: county tax records.