4845 Front St · Shasta Lake, CA 96019

$375,000

None bd · None ba · — sqft · MultiFamily · 48 Days on market

Built 1978 Fair condition

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Why this score? — see what drove the D+ 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Income-Producing Triplex Near Shasta Lake. Excellent opportunity to own a multi-unit residential income property in Shasta Lake City, just minutes from Shasta Lake, recreation, boating, fishing, and outdoor adventure. Located at 4845 Front Street, this triplex offers three functional 1-bedroom, 1-bath units, each with a private entrance, comfortable living space, air conditioning, forced-air heating, and access to a shared carport with covered parking. The property includes three total units, all configured as 1 bedroom and 1 bathroom, making it an attractive rental option for tenants seeking affordable and convenient housing near local amenities, I-5 access, and the lake. Gross scheduled m

Key facts

• Shared carport
• Private entrance
• 3 parking spots

Tags

• PRIVATE ENTRANCE
• SHARED CARPORT

Property features AI

Exterior

• Parking: Carport with 3 spaces
• Home design: Residential income property
• Construction: Wood siding
• Exterior features: Directions: I-5 North to Shasta Dam Blvd., right on Mussel Shoals Ave., left on Front St.; home is on the right; Cross street: Mussel Shoals Ave.

Interior

• Heating & cooling: Forced air heating; Cooling present
• Interior features: Forced air heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $375k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.7% in Shasta Lake — 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 65/100 on livability (#399 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A; Watch: employment C-, crime F, amenities 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.
• Zoned schools: Shasta Lake (math 27% / reading 36%, grade F, #816 of 1,571 statewide, top 52%, 616 students, 74% FRL); Central Valley High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 625 students, 60% FRL).
• Zoned-school proficiency averages 43% at this address vs 30% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Gateway Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 96 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• At $3,854/mo this rent would consume 69% of the median local household income ($67k/yr) (locally 260% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 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: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $189,000
• List price: $375,000
• Delta: 98.41%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 Parallel St	0.51mi	—/—	—	0mo	$362,000	—	64
1843 Shasta St	0.37mi	—/—	—	10mo	$375,000	—	62
1645 Montana	0.61mi	5/3.0	1,200	2mo	$189,000	$158	57
1934 Parallel St St	0.48mi	—/—	—	24mo	$425,000	—	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-31,849
• Equity at exit: $55,914

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $9,664
• Equity at exit: $32,423

Cash invested: $105,000 (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 96019

• Active inventory: 96
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $3,854 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $453

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 83%

Sensitivity live

Price	-10% $712	-5% $583	+0% $453	+5% $324	+10% $194
Rent	-10% $149	-5% $301	+0% $453	+5% $605	+10% $758
Rate	-1.0pp $642	-0.5pp $548	base $453	+0.5pp $356	+1.0pp $257

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,855
Total (3 units)			$3,854

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Grand Coulee Blvd Unit B Shasta Lake, CA	2.0	1.0	800	$1,459	$1.82	15d	1	0.11mi
4680 Meade St Shasta Lake, CA	1.0	1.0	800	$1,150	$1.44	45d	1	0.18mi
1840 Grand Coulee Blvd Shasta Lake, CA	3.0	1.0	1344	$1,850	$1.38	45d	1	0.22mi
1833 Oregon St Shasta Lake, CA	3.0	2.0	1292	$1,850	$1.43	15d	1	0.23mi
1934 Parallel St Unit A Shasta Lake, CA	1.0	1.0	—	$1,350	—	15d	1	0.47mi
4325 Fort Peck St Shasta Lake, CA	2.0	1.0	864	$1,600	$1.85	15d	1	0.50mi
2061 Rosamond Ave Unit 2 Shasta Lake, CA	2.0	1.0	—	$1,350	—	45d	1	0.56mi
4210 Main St Apt 6 Shasta Lake, CA	1.0	1.0	600	$1,050	$1.75	45d	1	0.60mi
2716 Virginia Ave Shasta Lake, CA	1.0	1.0	392	$1,095	$2.79	15d	1	1.18mi

Listing history 23 events

1. 2026-06-21
   days on market $375,000 Active 48 DOM
2. 2026-06-19
   days on market $375,000 Active 46 DOM
3. 2026-06-18
   days on market $375,000 Active 45 DOM
4. 2026-06-17
   days on market $375,000 Active 44 DOM
5. 2026-06-16
   days on market $375,000 Active 43 DOM
6. 2026-06-15
   days on market $375,000 Active 42 DOM
7. 2026-06-14
   days on market $375,000 Active 40 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   days on market $375,000 Active 39 DOM
10. 2026-06-10
    days on market $375,000 Active 37 DOM
11. 2026-06-09
    days on market $375,000 Active 36 DOM
12. 2026-06-08
    days on market $375,000 Active 35 DOM
13. 2026-06-07
    days on market $375,000 Active 34 DOM
14. 2026-06-03
    days on market $375,000 Active 30 DOM
15. 2026-06-02
    days on market $375,000 Active 29 DOM
16. 2026-06-01
    days on market $375,000 Active 28 DOM
17. 2026-05-31
    days on market $375,000 Active 27 DOM
18. 2026-05-30
    days on market $375,000 Active 26 DOM
19. 2026-05-04
    listed $375,000 Active 226-char remark
20. 2024-10-09
    historical $950
21. 2024-10-04
    listed $950
22. 2024-10-03
    historical $950
23. 2024-08-06
    listed $950

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 44 unhealthy d/yr today · 46 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,248
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,700
• − Management: −$3,700
• − Depreciation: −$10,909
• Taxable loss: −$567
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $5,573/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations, including repainting, re-roofing, and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Rusty metal roof
• Minor driveway — Dirt and debris

Value-add opportunities

• Both Painting and repainting the exterior — Enhances curb appeal and value
• Both Re-roofing — Fixes potential leaks and improves appearance
• Both Landscaping and yard maintenance — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Rusty metal roof	Major	$15,000–50,000
driveway · Dirt and debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Painting and repainting the exterior — Enhances curb appeal and value ↑
• Both Re-roofing — Fixes potential leaks and improves appearance ↑
• Both Landscaping and yard maintenance — Improves curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Shasta Lake

• Score: 65/100
• State rank: #399
• US rank: #13546

Category grades

Amenities F Commute A Cost of living D- 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: Shasta Lake, CA
• County: Shasta County · 147,641 people
• City population: 10,350
• Metro: Redding, CA
• Population (ZIP): 10,350
• Household income: $67,446
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 260.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Russian 4% Romanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -194.66%
• Current HPI: 170.6085
• 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

5 events — show timeline

• 2026-05-04 Listed $375,000 SAOR
• 2024-10-09 Rental Removed $950 RENTALBEAST
• 2024-10-04 Listed for Rent $950 RENTALBEAST
• 2024-10-03 Rental Removed $950 APPFOLIO
• 2024-08-06 Listed for Rent $950 APPFOLIO