1893 Kenyon Dr · Redding, CA 96001

$100,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 11 Days on market

Built 1972 0.25 ac lot Est $68k · 47% over

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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
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this affordable and livable handyman special situated on a ¼-acre lot, with an ARV (after renovation value) of $275K and loaded with features, functionality, and opportunity. This manufactured home allows you to move in immediately while updating and personalizing the property over time, creating instant sweat equity. A versatile bonus back room provides additional living space, storage, or hobby area, while the covered porch, fenced yard, detached garage with workshop, and two extra storage sheds offer incredible flexibility for work, recreation, and country living. Whether you're an investor, first-time buyer, or DIY enthusiast, this property delivers outsta

Key facts

• Covered porch
• Bonus back room
• Manufactured home

Tags

• MANUFACTURED HOME
• BONUS BACK ROOM
• COVERED PORCH
• FENCED YARD
• DETACHED GARAGE
• WORKSHOP

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre; Lot size from public records; Elevation measured in feet
• HOA & community: Community amenities include biking

Exterior

• Parking: 1 covered garage space; 1 parking space total
• Utilities: Public sewer; District/public water
• Home design: Single-story dwelling; One total unit; No shared/common walls; No accessory dwelling unit (ADU)
• Construction: Manufactured construction; Year built per public records
• Exterior features: Manufactured house; Front yard; Has a view; No pool

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom on the main floor; Additional bedroom(s) on the main floor; Total of 3 main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Wall/window cooling units
• Interior features: Main entry at ground level (main entry); One-level layout; Main floor bedrooms and bathrooms
• Laundry & utility: Laundry area inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.4% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $691 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $100,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $68,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Westside Rd Spc 52	0.63mi	3/2.0	924 (-8%)	3mo	$62,500	$68	56
4410 Westside Rd Spc 65	0.63mi	3/2.0	960 (-4%)	12mo	$52,500	$55	53

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: 29.4%
• Equity multiple: 2.30×
• Total profit: $36,419
• Equity at exit: $14,910

10-year hold

• IRR: 39.2%
• Equity multiple: 5.52×
• Total profit: $126,469
• Equity at exit: $8,646

Cash invested: $28,000 (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 96001

• Rents YoY: 7.5%
• Active inventory: 331
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $695

Break-even live

Break-even rent $867

Max offer price $100,000

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4600 Cedars Rd Unit D Redding, CA	3.0	1.0	1000	$1,635	$1.64	13d	1	0.35mi
1824 Heller Ln Redding, CA	3.0	2.0	1440	$1,895	$1.32	13d	1	0.56mi
6248 Westside Rd Unit BB Redding, CA	2.0	1.0	900	$1,000	$1.11	21d	1	1.43mi

Listing history 10 events

1. 2026-06-19
   days on market $100,000 Active 11 DOM
2. 2026-06-18
   days on market $100,000 Active 10 DOM
3. 2026-06-17
   days on market $100,000 Active 9 DOM
4. 2026-06-16
   days on market $100,000 Active 8 DOM
5. 2026-06-15
   days on market $100,000 Active 7 DOM
6. 2026-06-14
   days on market $100,000 Active 5 DOM
7. 2026-06-13
   days on market $100,000 Active 4 DOM
8. 2026-06-10
   days on market $100,000 Active 2 DOM
9. 2026-06-09
   remarks 692-char remark
10. 2026-06-09
    listed $100,000 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: $631 · $53/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$129/yr (+$11/mo · 20.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $20,958
• − Mortgage interest: −$5,602
• − Property taxes: −$631
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,909
• Taxable income: $7,165
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $6,615/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

Price history

+150.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $100,000 CRMLS
• 1997-08-29 Sold (Public Records) $40,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $631 · +1.7% YoY. Source: county tax records.