4521 White River Dr · Redding, CA 96003

$115,000

2 bd · 2.0 ba · 1,410 sqft · Manufactured public records · 108 Days on market

Built 1975 8,276 sqft lot $82/sqft · 26% above area Est $91k · 26% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this 1975 double-wide mobile home situated on one of the largest lots in the surrounding area--a rare find with room to expand, garden, or reimagine the outdoor space to your vision. Solid potential for improvement and value growth. The home features a covered patio, ideal for shaded outdoor living, along with an attached carport providing convenient covered parking. The oversized lot is the standout feature here, offering privacy, flexibility, and possibilities not often available with similar properties. Conveniently located near major Redding attractions, you're just minutes from Turtle Bay Exploration Park, the iconic Sundial Bridge, shopping and dining at Mt. Shasta Mall, and outdoor recreation along the Sacramento River Trail. If you're looking for a property with land, location, and upside, this is a compelling chance to create value and make it your own.

Key facts

• Attached carport
• Covered patio
• Oversized lot

Tags

• COVERED PATIO
• ATTACHED CARPORT
• OVERSIZED LOT
• NEAR MAJOR ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• 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: Rents rising fast (+6.0%/yr); 391 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $795 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 + 6.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.41% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $91,353
• List price: $115,000
• Delta: 25.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 Aztec Path #229	0.25mi	2/2.0	1,456 (+3%)	6mo	$95,000	$65	78
4555 Underwood Dr	0.50mi	2/2.0	1,440 (+2%)	1mo	$99,000	$69	72
458 Balsawood Dr	0.45mi	2/2.0	1,344 (-5%)	1mo	$60,000	$45	71
323 Sapwood Dr Sp# 279 Dr	0.48mi	2/2.0	1,440 (+2%)	4mo	$89,000	$62	71
301 Sapwood Dr #280	0.49mi	2/2.0	1,440 (+2%)	4mo	$65,900	$46	70
4587 Hardwood Blvd Sp#202 Blvd	0.38mi	3/2.0 (+1)	1,440 (+2%)	7mo	$95,000	$66	68
4719 Maple Trl	0.26mi	3/2.0 (+1)	1,520 (+8%)	3mo	$181,500	$119	68
4576 Hickory Trl	0.09mi	3/2.0 (+1)	1,200 (-15%)	2mo	$119,000	$99	64
899 Tuberose Trl	0.24mi	3/2.0 (+1)	1,560 (+11%)	5mo	$99,180	$64	62
4532 Hardwood Blvd #195	0.37mi	2/2.0	1,600 (+14%)	3mo	$76,000	$48	58
4649 Underwood Dr #257	0.51mi	3/2.0 (+1)	1,536 (+9%)	4mo	$75,000	$49	53
362 Lemon Dr #24	0.63mi	3/2.0 (+1)	1,248 (-12%)	2mo	$76,100	$61	44

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 · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.70×
• Total profit: $22,470
• Equity at exit: $17,147

10-year hold

• IRR: 27.2%
• Equity multiple: 3.73×
• Total profit: $87,821
• Equity at exit: $9,943

Cash invested: $32,200 (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 96003

• Rents YoY: 6.0%
• Active inventory: 391
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$603
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $567

Break-even live

Break-even rent $904

Max offer price $115,000

Occupancy floor 60%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4433 White River Dr Redding, CA	2.0	2.0	1100	$1,500	$1.36	44d	1	0.10mi
4288 Bradley Dr Redding, CA	3.0	2.0	1008	$1,950	$1.93	21d	1	0.36mi
701 Redwood Blvd Redding, CA	2.0	1.5–2.5	1163	$1,820	$1.56	13d	1	0.42mi
4296 Clay St Unit 17 Redding, CA	2.0	1.5	900	$1,395	$1.55	21d	1	0.53mi
4490 Alder St Unit C Redding, CA	2.0	1.0	900	$1,150	$1.28	21d	1	0.54mi
636 Lake Blvd Redding, CA	2.0–3.0	1.0–2.0	986	$1,295	$1.31	13d	8	0.64mi
400 Lake Blvd Redding, CA	2.0	1.5	900	$1,310	$1.46	13d	1	0.66mi
5391 Stonethrow Ct Redding, CA	3.0	2.0	1100	$1,895	$1.72	44d	1	0.82mi
150 Masonic Ave Unit 1 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	0.93mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	0.94mi
3465 Magnums Way Apt 2 Redding, CA	3.0	2.0	1080	$1,775	$1.64	44d	1	1.03mi
251 Hilltop Dr Redding, CA	1.0–2.0	1.0–2.0	757	$1,475	$1.95	13d	1	1.27mi
6053 Fallworth Dr Redding, CA	3.0	2.0	1622	$2,650	$1.63	13d	1	1.39mi
6073 Fallworth Dr Redding, CA	3.0	2.0	1622	$2,650	$1.63	13d	1	1.40mi

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 108 DOM
2. 2026-06-18
   days on market $115,000 Active 107 DOM
3. 2026-06-17
   days on market $115,000 Active 106 DOM
4. 2026-06-16
   days on market $115,000 Active 105 DOM
5. 2026-06-15
   days on market $115,000 Active 104 DOM
6. 2026-06-14
   days on market $115,000 Active 102 DOM
7. 2026-06-13
   days on market $115,000 Active 101 DOM
8. 2026-06-10
   days on market $115,000 Active 99 DOM
9. 2026-06-09
   days on market $115,000 Active 98 DOM
10. 2026-06-08
    days on market $115,000 Active 97 DOM
11. 2026-06-07
    days on market $115,000 Active 96 DOM
12. 2026-06-03
    days on market $115,000 Active 92 DOM
13. 2026-06-03
    price $115,000 Active 91 DOM
14. 2026-06-02
    days on market $125,000 Active 91 DOM
15. 2026-06-01
    days on market $125,000 Active 90 DOM
16. 2026-05-31
    days on market $125,000 Active 89 DOM
17. 2026-05-30
    days on market $125,000 Active 88 DOM
18. 2026-05-16
    status Pending 898-char remark

    Show marketing remark (898 chars)

    Opportunity knocks with this 1975 double-wide mobile home situated on one of the largest lots in the surrounding area--a rare find with room to expand, garden, or reimagine the outdoor space to your vision. Solid potential for improvement and value growth. The home features a covered patio, ideal for shaded outdoor living, along with an attached carport providing convenient covered parking. The oversized lot is the standout feature here, offering privacy, flexibility, and possibilities not often available with similar properties. Conveniently located near major Redding attractions, you're just minutes from Turtle Bay Exploration Park, the iconic Sundial Bridge, shopping and dining at Mt. Shasta Mall, and outdoor recreation along the Sacramento River Trail. If you're looking for a property with land, location, and upside, this is a compelling chance to create value and make it your own.

19. 2026-03-25
    price $135,000 898-char remark

    Show marketing remark (898 chars)

    Opportunity knocks with this 1975 double-wide mobile home situated on one of the largest lots in the surrounding area--a rare find with room to expand, garden, or reimagine the outdoor space to your vision. Solid potential for improvement and value growth. The home features a covered patio, ideal for shaded outdoor living, along with an attached carport providing convenient covered parking. The oversized lot is the standout feature here, offering privacy, flexibility, and possibilities not often available with similar properties. Conveniently located near major Redding attractions, you're just minutes from Turtle Bay Exploration Park, the iconic Sundial Bridge, shopping and dining at Mt. Shasta Mall, and outdoor recreation along the Sacramento River Trail. If you're looking for a property with land, location, and upside, this is a compelling chance to create value and make it your own.

20. 2026-03-23
    status Active 898-char remark

    Show marketing remark (898 chars)

    Opportunity knocks with this 1975 double-wide mobile home situated on one of the largest lots in the surrounding area--a rare find with room to expand, garden, or reimagine the outdoor space to your vision. Solid potential for improvement and value growth. The home features a covered patio, ideal for shaded outdoor living, along with an attached carport providing convenient covered parking. The oversized lot is the standout feature here, offering privacy, flexibility, and possibilities not often available with similar properties. Conveniently located near major Redding attractions, you're just minutes from Turtle Bay Exploration Park, the iconic Sundial Bridge, shopping and dining at Mt. Shasta Mall, and outdoor recreation along the Sacramento River Trail. If you're looking for a property with land, location, and upside, this is a compelling chance to create value and make it your own.

21. 2026-03-07
    historical Active Under Contract 898-char remark

    Show marketing remark (898 chars)

    Opportunity knocks with this 1975 double-wide mobile home situated on one of the largest lots in the surrounding area--a rare find with room to expand, garden, or reimagine the outdoor space to your vision. Solid potential for improvement and value growth. The home features a covered patio, ideal for shaded outdoor living, along with an attached carport providing convenient covered parking. The oversized lot is the standout feature here, offering privacy, flexibility, and possibilities not often available with similar properties. Conveniently located near major Redding attractions, you're just minutes from Turtle Bay Exploration Park, the iconic Sundial Bridge, shopping and dining at Mt. Shasta Mall, and outdoor recreation along the Sacramento River Trail. If you're looking for a property with land, location, and upside, this is a compelling chance to create value and make it your own.

22. 2026-02-18
    listed $150,000 Active 898-char remark

    Show marketing remark (898 chars)

    Opportunity knocks with this 1975 double-wide mobile home situated on one of the largest lots in the surrounding area--a rare find with room to expand, garden, or reimagine the outdoor space to your vision. Solid potential for improvement and value growth. The home features a covered patio, ideal for shaded outdoor living, along with an attached carport providing convenient covered parking. The oversized lot is the standout feature here, offering privacy, flexibility, and possibilities not often available with similar properties. Conveniently located near major Redding attractions, you're just minutes from Turtle Bay Exploration Park, the iconic Sundial Bridge, shopping and dining at Mt. Shasta Mall, and outdoor recreation along the Sacramento River Trail. If you're looking for a property with land, location, and upside, this is a compelling chance to create value and make it your own.

23. 2019-03-22
    listed $115,000
24. 2016-06-17
    soldstatus $65,000

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$119/yr (+$10/mo · 15.8%)

ⓘ 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 6 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,459
• − Mortgage interest: −$6,442
• − Property taxes: −$755
• − Insurance: −$575
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$3,345
• Taxable income: $5,229
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $5,551/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 — 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): 44,923
• Household income: $72,445
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1668.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 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: ▼ -181.66%
• Current HPI: 152.3069
• Rent YoY: ▲ 5.98%
• 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

+107.7% since first listed

7 events — show timeline

• 2026-05-16 Pending — SAOR
• 2026-03-25 Price Changed $135,000 SAOR
• 2026-03-23 Relisted — SAOR
• 2026-03-07 Contingent — SAOR
• 2026-02-18 Listed $150,000 SAOR
• 2019-03-22 Listed $115,000 SAOR
• 2016-06-17 Sold (Public Records) $65,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $755 · +5.2% YoY. Source: county tax records.