4598 White River Dr · Redding, CA 96003

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 5 Days on market

Built 1971 8,276 sqft lot Est $89k · 40% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Corner Lot property with a 1,440 sqft 2 bed, 2 bath home and oversized garage/workshop! with some TLC, this place has great potential to be an investment or family home.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1971

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Carport (1 space); Oversized parking; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Manufactured residential property; One level; Raised foundation
• Construction: Other construction materials
• Exterior features: Metal roof; Outbuilding; City lot; Level lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Cooktop
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Cooktop; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.2% 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.
• Gateway Unified (suburban): math 25% / reading 35% proficiency, ranked #355 of 517 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 393 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $864 of loan paydown is wiped out by about $4k 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 + 6.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.41% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $89,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4719 Maple Trl	0.25mi	3/2.0	1,520 (+6%)	3mo	$181,500	$119	77
4587 Hardwood Blvd Sp#202 Blvd	0.41mi	3/2.0	1,440 (0%)	7mo	$95,000	$66	75
1350 Aztec Path #229	0.33mi	2/2.0 (-1)	1,456 (+1%)	6mo	$95,000	$65	73
899 Tuberose Trl	0.23mi	3/2.0	1,560 (+8%)	5mo	$99,180	$64	71
4555 Underwood Dr	0.55mi	2/2.0 (-1)	1,440 (0%)	1mo	$99,000	$69	68
323 Sapwood Dr Sp# 279 Dr	0.52mi	2/2.0 (-1)	1,440 (0%)	4mo	$89,000	$62	67
301 Sapwood Dr #280	0.53mi	2/2.0 (-1)	1,440 (0%)	4mo	$65,900	$46	67
458 Balsawood Dr	0.45mi	2/2.0 (-1)	1,344 (-7%)	1mo	$60,000	$45	62
4649 Underwood Dr #257	0.55mi	3/2.0	1,536 (+7%)	4mo	$75,000	$49	60
4532 Hardwood Blvd #195	0.41mi	2/2.0 (-1)	1,600 (+11%)	3mo	$76,000	$48	55
470 Brushwood Dr #139	0.42mi	2/2.0 (-1)	1,632 (+13%)	6mo	$98,000	$60	48
362 Lemon Dr #24	0.63mi	3/2.0	1,248 (-13%)	2mo	$76,100	$61	46

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 · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.69×
• Total profit: $24,041
• Equity at exit: $18,638

10-year hold

• IRR: 27.0%
• Equity multiple: 3.70×
• Total profit: $94,656
• Equity at exit: $10,808

Cash invested: $35,000 (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 96003

• Rents YoY: 6.0%
• Active inventory: 393
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$656
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $610

Break-even live

Break-even rent $991

Max offer price $125,000

Occupancy floor 60%

Sensitivity live

Price	-10% $681	-5% $646	+0% $610	+5% $575	+10% $540
Rent	-10% $471	-5% $541	+0% $610	+5% $680	+10% $750
Rate	-1.0pp $673	-0.5pp $642	base $610	+0.5pp $578	+1.0pp $545

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4433 White River Dr Redding, CA	2.0	2.0	1100	$1,500	$1.36	44d	1	0.15mi
701 Redwood Blvd Redding, CA	2.0	1.5–2.5	1163	$1,820	$1.56	14d	1	0.37mi
4288 Bradley Dr Redding, CA	3.0	2.0	1008	$1,950	$1.93	22d	1	0.40mi
4490 Alder St Unit C Redding, CA	2.0	1.0	900	$1,150	$1.28	22d	1	0.55mi
4296 Clay St Unit 17 Redding, CA	2.0	1.5	900	$1,395	$1.55	22d	1	0.55mi
400 Lake Blvd Redding, CA	2.0	1.5	900	$1,310	$1.46	14d	1	0.67mi
636 Lake Blvd Redding, CA	2.0–3.0	1.0–2.0	986	$2,010	$2.04	14d	8	0.68mi
5391 Stonethrow Ct Redding, CA	3.0	2.0	1100	$1,895	$1.72	44d	1	0.78mi
150 Masonic Ave Unit 1 Redding, CA	2.0	1.5	924	$1,400	$1.52	14d	1	0.92mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	14d	1	0.93mi
3465 Magnums Way Apt 2 Redding, CA	3.0	2.0	1080	$1,775	$1.64	44d	1	1.08mi
251 Hilltop Dr Redding, CA	1.0–2.0	1.0–2.0	757	$1,475	$1.95	14d	1	1.25mi
6053 Fallworth Dr Redding, CA	3.0	2.0	1622	$2,650	$1.63	14d	1	1.34mi
6073 Fallworth Dr Redding, CA	3.0	2.0	1622	$2,650	$1.63	14d	1	1.35mi

Listing history 6 events

1. 2026-06-18
   status $125,000 Pending 5 DOM
2. 2026-06-17
   days on market $125,000 Active 5 DOM
3. 2026-06-16
   days on market $125,000 Active 4 DOM
4. 2026-06-15
   days on market $125,000 Active 3 DOM
5. 2026-06-13
   remarks 179-char remark
6. 2026-06-13
   listed $125,000 Active 1 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: $905 · $75/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$45/yr (+$4/mo · 4.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,165
• − Mortgage interest: −$7,002
• − Property taxes: −$905
• − Insurance: −$625
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$3,636
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,978/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: Gateway Unified
• NCES district ID: 0614950
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $41,888
• Composite: 25.39/100
• National rank: #7465
• State rank: #355 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): 44,923
• Household income: $72,445
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1668.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 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: ▼ -181.66%
• Current HPI: 152.3069
• Rent YoY: ▲ 5.98%
• 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

1 event — show timeline

• 2026-06-12 Listed $125,000 SAOR

Property tax history

+18.8%/yr

Latest (2025): $905 · +416.0% YoY. Source: county tax records.