3304 Shasta Dam Blvd #47 · Shasta Lake, CA 96019

$61,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 113 Days on market

Built 1977 Fair condition $40/sqft · 13% below area Est $70k · 13% under ↓ 12% since listing

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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
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Perched at the top of the hill, this home is one of the most sought-after locations in the park. Enjoy added privacy with no neighbors behind or in front, along with a generously sized side yard offering plenty of outdoor space. The covered patio is a wonderful addition--perfect for relaxing or entertaining year-round. With 1,536 square feet of living space, this home provides a comfortable and spacious layout designed for easy living. Located in Twin Lake Estate, a beautifully maintained 55+ community, residents enjoy access to a clubhouse, scenic walking trails, and a peaceful pond setting

Key facts

• Added privacy
• Covered patio
• Access to clubhouse

Tags

• ADDED PRIVACY
• GENEROUSLY SIZED SIDE YARD
• COVERED PATIO
• ACCESS TO CLUBHOUSE
• SCENIC WALKING TRAILS
• PEACEFUL POND SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $61k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 3.8% 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-, schools D-, crime 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: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $422 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

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 $55,510 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.60% ✓
• Cap rate: 22.61%
• Cash-on-cash: 58.26%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $70,214
• List price: $61,000
• Delta: -13.12%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 Shasta Dam Blvd #96	0.30mi	2/2.0	1,536 (0%)	3mo	$69,000	$45	83
3304 Shasta Dam Blvd Spc 39	0.08mi	2/2.0	1,440 (-6%)	7mo	$72,500	$50	80
3304 Shasta Dam Blvd #131	0.23mi	3/2.0 (+1)	1,560 (+2%)	7mo	$94,000	$60	76
3304 Shasta Dam Blvd #29	0.18mi	2/2.0	1,440 (-6%)	8mo	$40,000	$28	75
3304 Shasta Dam Blvd Spc 60	0.22mi	3/2.0 (+1)	1,440 (-6%)	2mo	$76,500	$53	72
3304 Shasta Dam Blvd Spc 124	0.47mi	3/2.0 (+1)	1,508 (-2%)	2mo	$148,000	$98	68
3304 Shasta Dam Blvd #3	0.07mi	2/2.0	1,344 (-12%)	12mo	$25,000	$19	66
3304 Shasta Dam Blvd #65	0.46mi	2/2.0	1,400 (-9%)	3mo	$46,000	$33	62
3304 Shasta Dam Blvd #136	0.26mi	3/2.0 (+1)	1,326 (-14%)	1mo	$97,000	$73	60
3304 Shasta Dam Blvd #147	0.31mi	3/2.0 (+1)	1,368 (-11%)	8mo	$103,500	$76	56
3304 Shasta Dam Blvd #67	0.29mi	3/2.0 (+1)	1,344 (-12%)	6mo	$44,000	$33	55
3304 Shasta Dam Blvd #181	0.48mi	3/2.0 (+1)	1,716 (+12%)	16mo	$72,500	$42	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.8%
• Equity multiple: 3.51×
• Total profit: $42,954
• Equity at exit: $9,095

10-year hold

• IRR: 61.8%
• Equity multiple: 7.18×
• Total profit: $105,507
• Equity at exit: $5,274

Cash invested: $17,080 (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: 93
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$320
• Tax est. 1.5%: −$76 /mo · $915/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $829

Break-even live

Break-even rent $534

Max offer price $61,000

Occupancy floor 43%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13710 Pit St Shasta Lake, CA	2.0	1.0	1165	$1,475	$1.27	43d	1	0.46mi

Listing history 19 events

1. 2026-06-19
   days on market $61,000 Active 113 DOM
2. 2026-06-18
   days on market $61,000 Active 112 DOM
3. 2026-06-17
   days on market $61,000 Active 111 DOM
4. 2026-06-16
   days on market $61,000 Active 110 DOM
5. 2026-06-15
   days on market $61,000 Active 109 DOM
6. 2026-06-14
   days on market $61,000 Active 107 DOM
7. 2026-06-13
   days on market $61,000 Active 106 DOM
8. 2026-06-10
   days on market $61,000 Active 104 DOM
9. 2026-06-09
   days on market $61,000 Active 103 DOM
10. 2026-06-08
    days on market $61,000 Active 102 DOM
11. 2026-06-07
    days on market $61,000 Active 101 DOM
12. 2026-06-03
    pricedays on market $61,000 Active 97 DOM
13. 2026-06-02
    days on market $71,000 Active 96 DOM
14. 2026-06-01
    days on market $71,000 Active 95 DOM
15. 2026-05-31
    days on market $71,000 Active 94 DOM
16. 2026-05-30
    days on market $71,000 Active 93 DOM
17. 2026-05-11
    price $71,000 598-char remark

    Show marketing remark (598 chars)

    Perched at the top of the hill, this home is one of the most sought-after locations in the park. Enjoy added privacy with no neighbors behind or in front, along with a generously sized side yard offering plenty of outdoor space. The covered patio is a wonderful addition--perfect for relaxing or entertaining year-round. With 1,536 square feet of living space, this home provides a comfortable and spacious layout designed for easy living. Located in Twin Lake Estate, a beautifully maintained 55+ community, residents enjoy access to a clubhouse, scenic walking trails, and a peaceful pond setting

18. 2026-04-06
    price $76,000 598-char remark

    Show marketing remark (598 chars)

    Perched at the top of the hill, this home is one of the most sought-after locations in the park. Enjoy added privacy with no neighbors behind or in front, along with a generously sized side yard offering plenty of outdoor space. The covered patio is a wonderful addition--perfect for relaxing or entertaining year-round. With 1,536 square feet of living space, this home provides a comfortable and spacious layout designed for easy living. Located in Twin Lake Estate, a beautifully maintained 55+ community, residents enjoy access to a clubhouse, scenic walking trails, and a peaceful pond setting

19. 2026-02-25
    listed $81,000 Active 598-char remark

    Show marketing remark (598 chars)

    Perched at the top of the hill, this home is one of the most sought-after locations in the park. Enjoy added privacy with no neighbors behind or in front, along with a generously sized side yard offering plenty of outdoor space. The covered patio is a wonderful addition--perfect for relaxing or entertaining year-round. With 1,536 square feet of living space, this home provides a comfortable and spacious layout designed for easy living. Located in Twin Lake Estate, a beautifully maintained 55+ community, residents enjoy access to a clubhouse, scenic walking trails, and a peaceful pond setting

ⓘ 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: $18,999
• − Mortgage interest: −$3,417
• − Property taxes: −$915
• − Insurance: −$305
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$1,775
• Taxable income: $9,548
• Est. tax owed @ 24.0%: −$2,292
• After-tax cash flow: $7,659/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, and to improve the interior and exterior aesthetics. With updates, it has the potential to become a move-in-ready property with increased resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpeting with hardwood or tile — new flooring would improve the home's overall appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpeting with hardwood or tile — new flooring would improve the home's overall appearance and increase its 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

-12.3% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $71,000 SAOR
• 2026-04-06 Price Changed $76,000 SAOR
• 2026-02-25 Listed $81,000 SAOR