20350 Hole In One Dr #170 · Redding, CA 96002

$109,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 71 Days on market

Built 1977 Good condition Est $74k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.2/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

Key facts

• Renovated home
• Updated lighting
• Remodeled bathrooms

Tags

• RENOVATED HOME
• UPDATED LIGHTING
• UPGRADED KITCHEN APPLIANCES
• REMODELED BATHROOMS
• DOUBLE FRONT ENTRY DOORS
• RECENTLY RESEALED ROOF

Property features AI

Finance

• HOA & community: Located in a mobile home park (Fairway Oaks)

Exterior

• Parking: Attached carport; 1 carport space
• Utilities: Has view
• Home design: Manufactured in park (mobile home); Located in Fairway Oaks mobile home park
• Construction: Aluminum siding; Aluminum skirting; Other roof; Other foundation; Built as a manufactured/mobile home
• Exterior features: Awning-covered patio/porch; Deck; Greenbelt view; Level topography; Asphalt road access; County road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range / Cooktop / Oven
• Flooring: Vinyl; Carpet
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Dishwasher; Disposal; Microwave; Range / Cooktop / Oven; Vinyl flooring; Carpeted areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Pacheco Union Elementary (rural): math 30% / reading 40% proficiency, ranked #264 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Elementary (math 42% / reading 57%, grade D, #410 of 1,571 statewide, top 28%, 319 students, 51% FRL); Pacheco Elementary (math 28% / reading 38%, grade F, #199 of 498 statewide, top 40%, 360 students, 50% FRL).
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 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 $754 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 + 1.9% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $21k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $109k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $73,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20350 Hole In One Dr #170	0.00mi	2/2.0	1,536 (0%)	1mo	$106,595	$69	99
20350 Hole in One Drive Dr #112	0.00mi	2/2.0	1,532 (-0%)	9mo	$87,000	$57	92
20350 Hole In One Dr Spc 42	0.00mi	2/2.0	1,440 (-6%)	1mo	$42,500	$30	89
20350 Hole In One Dr Spc 122	0.00mi	2/2.0	1,440 (-6%)	3mo	$85,400	$59	87
20350 Hole in One Dr #157	0.00mi	2/2.0	1,464 (-5%)	9mo	$58,900	$40	85
20350 Hole in One Dr Spc 98	0.00mi	2/2.0	1,440 (-6%)	8mo	$55,000	$38	83
20350 Hole in One Dr Spc 105	0.00mi	2/2.0	1,440 (-6%)	9mo	$70,000	$49	82
20350 Hole In One Dr #149	0.00mi	3/2.0 (+1)	1,464 (-5%)	10mo	$60,000	$41	79
20350 Hole In One Dr Dr #118	0.00mi	2/2.0	1,344 (-12%)	4mo	$65,000	$48	76
20350 Hole In 1 Dr Spc 24	0.00mi	2/2.0	1,344 (-12%)	6mo	$47,800	$36	74
20350 Hole in One Dr #131	0.00mi	3/2.0 (+1)	1,411 (-8%)	9mo	$82,000	$58	74
20350 Hole in One Dr #86	0.00mi	2/2.0	1,340 (-13%)	11mo	$60,000	$45	70

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.62×
• Total profit: $18,781
• Equity at exit: $16,252

10-year hold

• IRR: 23.4%
• Equity multiple: 2.91×
• Total profit: $58,144
• Equity at exit: $9,424

Cash invested: $30,520 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $602

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 60%

Sensitivity live

Price	-10% $677	-5% $639	+0% $602	+5% $564	+10% $526
Rent	-10% $466	-5% $534	+0% $602	+5% $670	+10% $737
Rate	-1.0pp $657	-0.5pp $630	base $602	+0.5pp $574	+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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-16
   status Pending
2. 2026-05-06
   price $109,000
3. 2026-04-25
   price $120,000
4. 2026-03-31
   price $123,999
5. 2026-03-16
   status Active
6. 2026-03-12
   historical Active Under Contract
7. 2026-03-06
   listed $129,999 Active
8. 2024-03-27
   soldstatus $62,000 Closed 988-char remark

   Show marketing remark (988 chars)

   Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

9. 2024-03-12
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

10. 2024-03-07
    price $67,000 988-char remark

    Show marketing remark (988 chars)

    Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

11. 2024-02-27
    status Active 988-char remark

    Show marketing remark (988 chars)

    Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

12. 2024-02-23
    status Pending 988-char remark

    Show marketing remark (988 chars)

    Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

13. 2024-02-02
    listed $75,000 Active 988-char remark

    Show marketing remark (988 chars)

    Step into a world of comfort and convenience with well kept 2 bedroom, 2 bathroom mobile home, offering a generous 1536 square feet of living space This home stands out with its inviting wet bar and expansive family room, perfect for hosting gatherings or enjoying quiet evenings. The kitchen complete with a breakfast bar, offers a welcoming space for morning coffee or casual meals, seamlessly flowing into the den for additional relaxation or entertainment space. An office area provides a dedicated spot for work or hobbies, enhancing the home's functionality. Outdoor living is equally impressive, featuring a covered patio for tranquil outdoor moments and a carport to keep your vehicle sheltered. Residing in a premier 55+ mobile home park, residents enjoy access to a clubhouse for community events and a beautiful pool, ideal for leisure and staying active. The park's amenities and social opportunities enrich the living experience, fostering a sense of community and belonging.

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,583
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$3,171
• Taxable income: $5,834
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,822/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 · 13 photos

Good 85/100 Cosmetic rehab

This beautifully renovated mobile home is move-in ready with recent updates and good condition. It offers a great balance of comfort and style, making it an excellent investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New outdoor lighting — Enhances curb appeal and safety
• Both New roof inspection and maintenance — Ensures long-term durability and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New outdoor lighting — Enhances curb appeal and safety ↑
• Both New roof inspection and maintenance — Ensures long-term durability 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: Pacheco Union Elementary
• NCES district ID: 0629280
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $59,905
• Composite: 31.26/100
• National rank: #6025
• State rank: #264 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): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• 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

+45.3% since first listed

13 events — show timeline

• 2026-05-16 Pending — SAOR
• 2026-05-06 Price Changed $109,000 SAOR
• 2026-04-25 Price Changed $120,000 SAOR
• 2026-03-31 Price Changed $123,999 SAOR
• 2026-03-16 Relisted — SAOR
• 2026-03-12 Contingent — SAOR
• 2026-03-06 Listed $129,999 SAOR
• 2024-03-27 Sold (MLS) $62,000 SAOR
• 2024-03-12 Pending — SAOR
• 2024-03-07 Price Changed $67,000 SAOR
• 2024-02-27 Relisted — SAOR
• 2024-02-23 Pending — SAOR
• 2024-02-02 Listed $75,000 SAOR