1553 Riverside Dr · Redding, CA 96001

$1,000,000

None bd · None ba · — sqft · MultiFamily · 2 Days on market

Built 1963

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

8 Units. Uploaded for comp. purposes only. $15,000 seller concession for section 1 items.

Key facts

• Caldwell park access
• Off-street parking
• 3 parking spots

Tags

• SCENIC SACRAMENTO RIVER
• SACRAMENTO RIVER TRAIL ACCESS
• CALDWELL PARK ACCESS
• ON-SITE LAUNDRY FACILITIES
• OFF-STREET PARKING
• HIGHLY RENTABLE MIX OF UNITS

Property features AI

Exterior

• Parking: Carport with 3 spaces
• Home design: Residential income property
• Construction: Wood siding construction
• Exterior features: Wood siding

Interior

• Heating & cooling: Has heating; Has cooling; Wall furnace
• Interior features: Central heating and cooling available; Wall furnace

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/?-bath units multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $294/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.00M).
• Cap rate 9.1% 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.
• Shasta Union High (urban): math 41% / reading 67% proficiency, ranked #122 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.5%/yr); 331 active listings in the ZIP; 35 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).
• At $11,728/mo this rent would consume 194% of the median local household income ($72k/yr) (locally 1458% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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 + 7.5% rent growth), your $280k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $675k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,000,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
849 West St	0.38mi	—/—	—	7mo	$331,000	—	64
1115, 1117 West St	0.27mi	—/—	—	13mo	$605,000	—	64
1115-1123 Eureka Way	0.40mi	—/—	—	10mo	$750,000	—	61
2235 Tehama St	0.63mi	—/—	—	7mo	$750,000	—	52
1969 8th St St	0.47mi	—/—	—	18mo	$750,000	—	51
2208 Shasta St	0.54mi	—/—	—	18mo	$525,000	—	48
1423-1429 Orange Ave	0.64mi	—/—	—	12mo	$306,425	—	47
1431-1437 Orange Ave	0.66mi	—/—	—	12mo	$400,000	—	46
1623/25/27 Willis St	0.65mi	—/—	—	14mo	$450,000	—	46
1415-1421 Orange Ave	0.64mi	—/—	—	15mo	$405,000	—	45
715 Loma St	0.63mi	—/—	—	17mo	$452,000	—	44
1635 Willis St	0.67mi	—/—	—	19mo	$359,000	—	41

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 · 7.55% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.16×
• Total profit: $44,236
• Equity at exit: $149,103

10-year hold

• IRR: 17.3%
• Equity multiple: 2.73×
• Total profit: $485,479
• Equity at exit: $86,462

Cash invested: $280,000 (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 96001

• Rents YoY: 7.5%
• Active inventory: 331
• Price-to-rent: 56.8×

Monthly cashflow live

• Estimated rent: $11,728 high
• Mortgage (P&I): −$5,244
• Tax est. 1.5%: −$1,250 /mo · $15,000/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,463
• Net cashflow: $2,354

Break-even live

Break-even rent $8,748

Max offer price $1,000,000

Occupancy floor 75%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	—	$11,728
Total (8 units)			$11,728

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 West St Unit 1033 Redding, CA	1.0	1.0	800	$1,200	$1.50	21d	1	0.27mi
1020 Gilbert St Redding, CA	2.0	1.5	—	$2,200	—	13d	1	0.31mi
944 West St Unit 1 Redding, CA	2.0	1.0	966	$1,400	$1.45	13d	1	0.36mi
1075 Trinity St Redding, CA	2.0	1.0	720	$1,275	$1.77	13d	1	0.38mi
1980 Tenth St Unit 1990 Redding, CA	2.0	1.0	—	$1,099	—	13d	1	0.39mi
1144 Willis St Redding, CA	3.0	1.0	1350	$1,700	$1.26	13d	1	0.41mi
1090 Continental St Unit 20 Redding, CA	2.0	1.0	990	$1,199	$1.21	13d	1	0.42mi
2045 Shasta St Redding, CA	1.0	1.0	491	$1,250	$2.55	13d	1	0.45mi
760 West St Unit 764 Redding, CA	1.0	1.0	600	$1,029	$1.72	13d	1	0.47mi
1435 Willis St Unit 6 Redding, CA	2.0	1.0	900	$1,300	$1.44	13d	1	0.52mi
1167 Orange Ave Unit 1169 Redding, CA	1.0	1.0	713	$1,250	$1.75	13d	1	0.53mi
715 Mary St Redding, CA	2.0	1.0	790	$1,395	$1.77	13d	1	0.54mi
1538 West St Unit 03 Redding, CA	1.0	1.0	—	$1,099	—	13d	1	0.54mi
2142 Butte St Redding, CA	1.0	1.0	—	$2,010	—	13d	1	0.57mi
1895 Benton Dr Redding, CA	2.0	1.0	—	$962	—	13d	1	0.58mi
1445 Magnolia Ave Apt 6 Redding, CA	1.0	1.0	525	$1,150	$2.19	13d	1	0.59mi
1529 Willis St Unit 6 Redding, CA	2.0	1.0	849	$1,545	$1.82	13d	1	0.59mi
1559 Willis St Redding, CA	1.0	1.0	—	$1,150	—	21d	1	0.61mi
2352 Shasta St Redding, CA	2.0	2.0	1100	$2,050	$1.86	13d	1	0.63mi
1616 Willis St Unit 2 Redding, CA	2.0	1.0	850	$1,300	$1.53	13d	1	0.66mi
1623 Magnolia Ave Redding, CA	1.0	1.0	—	$1,350	—	13d	1	0.69mi
1907 Grace Ave Apt B Redding, CA	2.0	1.0	832	$1,215	$1.46	21d	1	0.80mi
1465 Benton Dr Unit 03 Redding, CA	2.0	2.0	—	$1,279	—	13d	1	0.84mi
2391 Placer St Unit B Redding, CA	3.0	2.0	1500	$1,800	$1.20	13d	1	0.87mi
2119 Pine St Redding, CA	1.0	1.0	650	$1,195	$1.84	21d	1	0.90mi
2222 California St Unit 08 Redding, CA	1.0	1.0	800	$1,095	$1.37	13d	1	0.98mi
2487 Court St Apt 9 Redding, CA	2.0	1.0	725	$1,199	$1.65	21d	1	1.18mi
3350 Mountain Oak Dr Redding, CA	3.0	2.5	3132	$4,500	$1.44	21d	1	1.26mi
1502 Cottonwood Ave Redding, CA	3.0	2.0	1164	$2,000	$1.72	13d	1	1.26mi
540 South St Redding, CA	1.0	1.0	536	$1,295	$2.42	13d	1	1.26mi
500 Hilltop Dr Redding, CA	2.0–3.0	2.0–3.0	1282	$1,700	$1.33	13d	4	1.39mi
911 Parkview Ave Redding, CA	1.0	1.0	800	$1,350	$1.69	13d	1	1.39mi
100 Hilltop Dr Redding, CA	2.0	2.0	—	$1,590	—	13d	1	1.44mi
2155 Park Marina Dr Redding, CA	2.0	1.0	905	$1,400	$1.55	13d	1	1.45mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	1.49mi

Listing history 3 events

1. 2026-06-19
   days on market $1,000,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $1,000,000 Active 1 DOM

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

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 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $140,736
• − Mortgage interest: −$56,016
• − Property taxes: −$15,000
• − Insurance: −$5,000
• − Repairs & maintenance: −$11,259
• − Management: −$11,259
• − Depreciation: −$29,091
• Taxable income: $13,112
• Est. tax owed @ 24.0%: −$3,147
• After-tax cash flow: $25,105/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: Shasta Union High
• NCES district ID: 0636600
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $50,080
• Composite: 46.01/100
• National rank: #2532
• State rank: #122 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): 33,817
• Household income: $72,484
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1458.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -199.25%
• Current HPI: 291.6191
• Rent YoY: ▲ 7.55%
• 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

+48.1% since first listed

29 events — show timeline

• 2026-06-17 Listed $1,000,000 SAOR
• 2025-12-15 Rental Removed $1,250 RENTALBEAST
• 2025-10-21 Listed for Rent $1,250 RENTALBEAST
• 2025-07-12 Rental Removed $1,195 LEASESTAR
• 2025-05-21 Price Changed $1,195 LEASESTAR
• 2025-04-25 Listed for Rent $1,250 LEASESTAR
• 2025-03-01 Rental Removed $995 LEASESTAR
• 2025-03-01 Listed for Rent $995 LEASESTAR
• 2025-02-11 Rental Removed $1,295 LEASESTAR
• 2025-02-11 Listed for Rent $1,295 LEASESTAR
• 2024-12-17 Rental Removed $1,095 RENTALBEAST
• 2024-12-12 Listed for Rent $1,095 RENTALBEAST
• 2024-12-12 Rental Removed $1,095 LEASESTAR
• 2024-12-11 Listed for Rent $1,095 LEASESTAR
• 2024-08-17 Rental Removed $1,095 LEASESTAR
• 2024-08-01 Listed for Rent $1,095 LEASESTAR
• 2024-03-14 Rental Removed $1,095 LEASESTAR
• 2024-03-01 Listed for Rent $1,095 LEASESTAR
• 2024-01-04 Rental Removed $1,095 LEASESTAR
• 2024-01-04 Rental Removed $1,095 LEASESTAR
• 2024-01-04 Listed for Rent $1,095 LEASESTAR
• 2023-10-18 Price Changed $1,150 LEASESTAR
• 2023-10-06 Price Changed $1,195 LEASESTAR
• 2023-09-20 Price Changed $1,250 LEASESTAR
• 2023-08-30 Listed for Rent $1,295 LEASESTAR
• 2023-08-22 Rental Removed $1,295 LEASESTAR
• 2023-08-20 Listed for Rent $1,295 LEASESTAR
• 2020-01-03 Sold (MLS) $675,000 SAOR
• 2020-01-03 Listed $675,000 SAOR