3304 Shasta Dam Blvd Spc 150 · Shasta Lake, CA 96019

$92,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 8 Days on market

Built 2003 Est $78k · 18% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Twin Lakes Mobile Estates! This well-maintained 3-bedroom, 2-bath manufactured home offers approximately 1,560 square feet of comfortable living space. Built in 2003, the home features a functional floor plan with spacious living areas, a primary suite with private bath, and ample storage throughout. Enjoy low-maintenance living in a desirable Shasta Lake community with convenient access to shopping, dining, outdoor recreation, and Interstate 5. Whether you're looking for a full-time residence or an affordable housing opportunity, this home is ready for its next owner.

Key facts

• Private bath
• Ample storage
• 2 parking spots

Tags

• TWIN LAKES MOBILE ESTATES
• SHASTA LAKE COMMUNITY
• PRIVATE BATH
• AMPLE STORAGE
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Located in Twin Lakes Estate (mobile home park)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water
• Home design: Manufactured home located in a park; Mobile Home
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Asphalt road access; Level topography

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Carpet
• Heating & cooling: Central air conditioning
• Interior features: Carpet flooring; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Cap rate 18.2% 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).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 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 + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $92,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.55%
• DSCR: 2.89
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $78,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 Shasta Dam Blvd #131	0.11mi	3/2.0	1,560 (0%)	7mo	$94,000	$60	89
3304 Shasta Dam Blvd Spc 124	0.15mi	3/2.0	1,508 (-3%)	2mo	$148,000	$98	86
3304 Shasta Dam Blvd #96	0.09mi	2/2.0 (-1)	1,536 (-2%)	3mo	$69,000	$45	86
3304 Shasta Dam Blvd Spc 60	0.12mi	3/2.0	1,440 (-8%)	2mo	$76,500	$53	80
3304 Shasta Dam Blvd #147	0.02mi	3/2.0	1,368 (-12%)	8mo	$103,500	$76	72
3304 Shasta Dam Blvd #136	0.08mi	3/2.0	1,326 (-15%)	1mo	$97,000	$73	71
3304 Shasta Dam Blvd #65	0.12mi	2/2.0 (-1)	1,400 (-10%)	3mo	$46,000	$33	70
3304 Shasta Dam Blvd #67	0.06mi	3/2.0	1,344 (-14%)	6mo	$44,000	$33	69
3304 Shasta Dam Blvd #29	0.19mi	2/2.0 (-1)	1,440 (-8%)	8mo	$40,000	$28	67
3304 Shasta Dam Blvd Spc 39	0.26mi	2/2.0 (-1)	1,440 (-8%)	7mo	$72,500	$50	65
3304 Shasta Dam Blvd #181	0.15mi	3/2.0	1,716 (+10%)	16mo	$72,500	$42	63
3304 Shasta Dam Blvd #3	0.30mi	2/2.0 (-1)	1,344 (-14%)	12mo	$25,000	$19	48

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $43,240
• Equity at exit: $13,717

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $112,447
• Equity at exit: $7,954

Cash invested: $25,760 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $913

Break-even live

Break-even rent $687

Max offer price $92,000

Occupancy floor 45%

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: $23,000
• Closing costs: $2,760
• 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	0.51mi

Listing history 8 events

1. 2026-06-19
   days on market $92,000 Active 8 DOM
2. 2026-06-18
   days on market $92,000 Active 7 DOM
3. 2026-06-17
   days on market $92,000 Active 6 DOM
4. 2026-06-16
   days on market $92,000 Active 5 DOM
5. 2026-06-15
   days on market $92,000 Active 4 DOM
6. 2026-06-14
   days on market $92,000 Active 2 DOM
7. 2026-06-13
   remarks 586-char remark
8. 2026-06-13
   listed $92,000 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: $263 · $22/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: +$436/yr (+$36/mo · 165.9%)

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

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: $22,119
• − Mortgage interest: −$5,153
• − Property taxes: −$263
• − Insurance: −$460
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$2,676
• Taxable income: $10,027
• Est. tax owed @ 24.0%: −$2,406
• After-tax cash flow: $8,555/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: 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

1 event — show timeline

• 2026-06-11 Listed $92,000 SAOR

Property tax history

-5.2%/yr

Latest (2020): $263 · +1.2% YoY. Source: county tax records.