1 Casa Grande Dr #1 · Red Bluff, CA 96080

$90,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 145 Days on market

Built 1970 0.30 ac lot ↓ 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the heart of a vibrant 55+ senior community in the Rio Vista Estates! This particular unit has the nicest lot in the entire park with amazing space and a beautifully landscaped yard! This charming 2-bed, 2-bath manufactured home offers the perfect blend of comfort and convenience. Nestled in a pet-friendly park, it beckons with proximity to the pool, clubhouse, and shuffleboard for endless leisure. A spacious interior boasts abundant storage, while the well-appointed kitchen features a convenient gas stove. Outside enjoy your large patio deck overlooking your backyard. Enjoy being far away from those city sounds, and close to the naturally beautiful surroundings of the Sacramento

Key facts

• Backyard
• Landscaped yard
• Gas stove

Tags

• LANDSCAPED YARD
• ABUNDANT STORAGE
• GAS STOVE
• LARGE PATIO DECK
• BACKYARD

Property features AI

Finance

• Other: Living area source listed as Other; Lot size source: Assessor's data; Elevation units listed in feet; Located in Rio Vista Estates (Park Name); Directions provided to Space 1 in the park
• Financial info: Land lease of $775 per month
• HOA & community: Senior community; Biking access nearby

Exterior

• Parking: Located in Rio Vista Estates mobile home park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile remains on site; Mobile dimensions approximately 24 ft by 60 ft
• Construction: Year built: source listed as Other
• Exterior features: Community pool; Landscaped yard; Lawn

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Front entry; Entry on main level
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.7% in Red Bluff — 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 58/100 on livability (#698 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A-; Watch: cost of living D, crime F, amenities F.
• Antelope Elementary (town): math 34% / reading 44% proficiency, ranked #249 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 263 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tehama County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 1.62% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $44,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Casa Grande Dr	0.04mi	2/2.0	1,440 (0%)	6mo	$25,000	$17	93
136 Casa Grande Dr	0.07mi	2/2.0	1,440 (0%)	5mo	$18,000	$13	93
112 Casa Grande Dr	0.05mi	2/2.0	1,440 (0%)	6mo	$45,000	$31	92
84 Casa Grande Dr	0.04mi	2/2.0	1,440 (0%)	13mo	$69,000	$48	88
118 Casa Grande Dr	0.06mi	2/2.0	1,440 (0%)	14mo	$28,000	$19	86
149 Casa Grande Dr Unit Rio Vista Estates	0.07mi	2/2.0	1,440 (0%)	15mo	$81,000	$56	85
114 Casa Grande Dr	0.05mi	2/2.0	1,440 (0%)	17mo	$45,000	$31	84
88 Casa Grande Dr	0.04mi	2/2.0	1,554 (+8%)	8mo	$40,000	$26	78
167 Casa Grande Dr	0.08mi	2/2.0	1,560 (+8%)	6mo	$44,000	$28	78
80 Casa Grande Dr	0.04mi	3/2.0 (+1)	1,540 (+7%)	8mo	$70,200	$46	75
162 Casa Grande Dr	0.08mi	3/2.0 (+1)	1,300 (-10%)	4mo	$78,000	$60	72
103 Rio Vista Ln	0.22mi	2/2.0	1,248 (-13%)	17mo	$45,000	$36	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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.65×
• Total profit: $16,437
• Equity at exit: $13,419

10-year hold

• IRR: 23.7%
• Equity multiple: 2.85×
• Total profit: $46,596
• Equity at exit: $7,782

Cash invested: $25,200 (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 96080

• Rents YoY: 1.0%
• Active inventory: 263
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $532

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 59%

Sensitivity live

Price	-10% $595	-5% $564	+0% $532	+5% $501	+10% $470
Rent	-10% $417	-5% $475	+0% $532	+5% $590	+10% $648
Rate	-1.0pp $578	-0.5pp $555	base $532	+0.5pp $509	+1.0pp $485

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 145 DOM
2. 2026-06-19
   days on market $90,000 Active 143 DOM
3. 2026-06-18
   days on market $90,000 Active 142 DOM
4. 2026-06-17
   days on market $90,000 Active 141 DOM
5. 2026-06-16
   days on market $90,000 Active 140 DOM
6. 2026-06-15
   days on market $90,000 Active 139 DOM
7. 2026-06-14
   days on market $90,000 Active 137 DOM
8. 2026-06-12
   days on market $90,000 Active 136 DOM
9. 2026-06-09
   days on market $90,000 Active 133 DOM
10. 2026-06-08
    days on market $90,000 Active 132 DOM
11. 2026-06-07
    days on market $90,000 Active 131 DOM
12. 2026-06-05
    days on market $90,000 Active 128 DOM
13. 2026-06-03
    days on market $90,000 Active 127 DOM
14. 2026-06-02
    days on market $90,000 Active 126 DOM
15. 2026-06-01
    days on market $90,000 Active 125 DOM
16. 2026-05-31
    days on market $90,000 Active 124 DOM
17. 2026-05-30
    days on market $90,000 Active 123 DOM
18. 2026-04-03
    price $90,000
19. 2026-02-21
    price $100,000
20. 2026-01-27
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,535
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$2,618
• Taxable income: $5,270
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $5,124/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: Antelope Elementary
• NCES district ID: 0602760
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $40,985
• Composite: 32.77/100
• National rank: #5630
• State rank: #249 of 517 in CA

Livability — Red Bluff

• Score: 58/100
• State rank: #698
• US rank: #21144

Category grades

Amenities F Commute F Cost of living D Crime F Employment F Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tehama County · 31,554 people
• City population: 31,554
• Metro: Red Bluff, CA
• Population (ZIP): 31,554
• Household income: $66,076
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 981.0

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 13% Native American 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.80%
• Current HPI: 246.877
• Rent YoY: ▲ 0.98%
• Metro: Red Bluff, 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

-18.2% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $90,000 CRMLS
• 2026-02-21 Price Changed $100,000 CRMLS
• 2026-01-27 Listed $110,000 CRMLS