13 Casa Grande Dr · Red Bluff, CA 96080

$119,990

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 134 Days on market

Built 2022 ↓ 15% since listing

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Tranquility awaits in Rio Vista Estates. Step inside this oversized 2 bedroom, 2 bath home, located on the Sacramento River. Enjoy cool evening breezes from your new front porch. Cook elaborate meals in your brand new kitchen. And stroll through the neighborhood getting to know your new neighbors. This home and community will NOT disappoint!

Key facts

• New kitchen
• Front porch
• Parking

Tags

• FRONT PORCH
• NEW KITCHEN

Property features AI

Finance

• Other: Park address: 13 Casa Grande Dr, Red Bluff, CA 96080
• Financial info: Land lease: No (listed land lease amount field present)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking
• Utilities: Individual electric meter; Individual gas meter; 220V in laundry; Septic system; Water district service
• Home design: Manufactured home in park; Double wide; Clayton make; Built in 2022
• Construction: Composition roof; Vinyl skirting
• Exterior features: Greenbelt lot feature; Enclosed deck; Porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Kitchen island; Kitchen/family combo dining area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Ceiling fans; Evaporative cooler
• Interior features: Skylights in living room and kitchen; Enclosed deck and porch; Pets allowed (cats and dogs)
• Laundry & utility: Washer/dryer hookups inside (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 262 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $105,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $17,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Casa Grande Dr	0.02mi	2/2.0	720 (0%)	5mo	$17,000	$24	95
184 Casa Grande Dr	0.09mi	2/1.0	720 (0%)	5mo	$19,000	$26	88
172 Casa Grande Dr	0.08mi	2/2.0	720 (0%)	11mo	$15,000	$21	87
23 Casa Grande Dr	0.11mi	1/1.0 (-1)	624 (-13%)	2mo	$10,000	$16	62

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-12,615
• Equity at exit: $17,891

10-year hold

• IRR: -4.3%
• Equity multiple: 0.74×
• Total profit: $-8,661
• Equity at exit: $10,375

Cash invested: $33,597 (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: 262
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $146

Break-even live

Break-even rent $1,050

Max offer price $119,990

Occupancy floor 83%

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: $29,998
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $119,990 Active 134 DOM
2. 2026-06-18
   days on market $119,990 Active 133 DOM
3. 2026-06-17
   days on market $119,990 Active 132 DOM
4. 2026-06-16
   days on market $119,990 Active 131 DOM
5. 2026-06-15
   days on market $119,990 Active 130 DOM
6. 2026-06-14
   days on market $119,990 Active 128 DOM
7. 2026-06-12
   days on market $119,990 Active 127 DOM
8. 2026-06-09
   days on market $119,990 Active 124 DOM
9. 2026-06-08
   days on market $119,990 Active 123 DOM
10. 2026-06-07
    days on market $119,990 Active 122 DOM
11. 2026-06-05
    days on market $119,990 Active 119 DOM
12. 2026-06-03
    days on market $119,990 Active 118 DOM
13. 2026-06-02
    days on market $119,990 Active 117 DOM
14. 2026-06-01
    days on market $119,990 Active 116 DOM
15. 2026-05-31
    days on market $119,990 Active 115 DOM
16. 2026-05-30
    days on market $119,990 Active 114 DOM
17. 2025-10-27
    historical
18. 2025-09-05
    price $109,990
19. 2025-05-14
    listed $119,990 Active
20. 2024-09-30
    historical
21. 2024-07-25
    price $118,990
22. 2024-02-20
    listed $129,990 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: $14,806
• − Mortgage interest: −$6,721
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,491
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,788/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

-15.4% since first listed

6 events — show timeline

• 2025-10-27 Listing Removed — CRMLS
• 2025-09-05 Price Changed $109,990 CRMLS
• 2025-05-14 Listed $119,990 CRMLS
• 2024-09-30 Listing Removed — CRMLS
• 2024-07-25 Price Changed $118,990 CRMLS
• 2024-02-20 Listed $129,990 CRMLS

Property tax history

-10.8%/yr

Latest (2021): $57 · -1.0% YoY. Source: county tax records.