20350 Hole In One Dr Spc 36 · Redding, CA 96002

$179,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 126 Days on market

Built 2019

---

Why this score? — see what drove the D+ 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully kept 2019 Skyline Brookstone located in the desirable Fairway Oaks mobile home park. Open floor plan with a beautiful kitchen that offers an abundance of storage and black appliances. This home has 2 bedrooms and 2 full bathrooms. Spacious living room, large dining area and a laundry room make for easy living. Main bedroom offers a walk-in closet and functional bathroom. Enjoy coffee on the covered front deck and keep your vehicle out of the elements under the large carport. This is a must see.

Key facts

• Hot tub
• Community clubhouse
• Swimming pool

Tags

• PRIVATE PRIMARY SUITE
• COMMUNITY CLUBHOUSE
• SWIMMING POOL
• HOT TUB
• PEACEFUL PARK SETTING
• LOW MAINTENANCE LIVING

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Home design: Manufactured in park (mobile home)
• Construction: Wood siding; Composition roof; Other foundation
• Exterior features: Awning-covered patio or porch; Level topography; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Oven
• Flooring: Vinyl flooring; Carpet flooring
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Dishwasher; Disposal; Microwave; Range; Oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (9.2% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Pacheco Union Elementary (rural): math 30% / reading 40% proficiency, ranked #264 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($158k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $68,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20350 Hole In One Dr #14	0.00mi	2/2.0	1,300 (+8%)	4mo	$96,000	$74	83
20350 Hole In One Dr #173	0.00mi	2/2.0	1,248 (+4%)	17mo	$145,000	$116	79
20350 Hole In One Dr Dr #118	0.00mi	2/2.0	1,344 (+12%)	4mo	$65,000	$48	77
20350 Hole In One Drive Dr #90	0.00mi	3/2.0 (+1)	1,200 (0%)	22mo	$120,500	$100	76
20350 Hole In 1 Dr Spc 24	0.00mi	2/2.0	1,344 (+12%)	6mo	$47,800	$36	75
20350 Hole in One Dr Dr Spc 40	0.00mi	3/2.0 (+1)	1,213 (+1%)	24mo	$185,000	$153	73
20350 Hole In One Dr Dr #109	0.00mi	2/2.0	1,320 (+10%)	12mo	$70,000	$53	73
20350 Hole in One Dr #86	0.00mi	2/2.0	1,340 (+12%)	11mo	$60,000	$45	72
20350 Hole In One Dr #68	0.00mi	2/2.0	1,344 (+12%)	11mo	$135,000	$100	71
20350 Hole In One Dr #110	0.00mi	2/2.0	1,344 (+12%)	11mo	$70,000	$52	71
20350 Hole In One Dr #56	0.00mi	2/2.0	1,344 (+12%)	21mo	$76,000	$57	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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-21,206
• Equity at exit: $26,824

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-13,308
• Equity at exit: $15,554

Cash invested: $50,372 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $154

Break-even live

Break-even rent $1,438

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $256	-5% $205	+0% $154	+5% $103	+10% $52
Rent	-10% $25	-5% $89	+0% $154	+5% $218	+10% $283
Rate	-1.0pp $245	-0.5pp $200	base $154	+0.5pp $107	+1.0pp $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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6656 Churn Creek Rd Unit M-6656 Redding, CA	2.0	2.0	966	$1,625	$1.68	14d	1	0.68mi
3222 Camellia St Anderson, CA	2.0	1.0	740	$1,400	$1.89	14d	1	1.35mi

Listing history 16 events

1. 2026-06-13
   status $179,900 Pending 126 DOM
2. 2026-06-10
   days on market $179,900 Active 126 DOM
3. 2026-06-09
   days on market $179,900 Active 125 DOM
4. 2026-06-08
   days on market $179,900 Active 124 DOM
5. 2026-06-07
   days on market $179,900 Active 123 DOM
6. 2026-06-05
   days on market $179,900 Active 120 DOM
7. 2026-06-03
   days on market $179,900 Active 119 DOM
8. 2026-06-02
   days on market $179,900 Active 118 DOM
9. 2026-06-01
   days on market $179,900 Active 117 DOM
10. 2026-05-31
    days on market $179,900 Active 116 DOM
11. 2026-05-30
    days on market $179,900 Active 115 DOM
12. 2026-02-04
    listed $179,900 Active
13. 2024-06-06
    soldstatus $164,000 Closed 511-char remark

    Show marketing remark (511 chars)

    Wonderfully kept 2019 Skyline Brookstone located in the desirable Fairway Oaks mobile home park. Open floor plan with a beautiful kitchen that offers an abundance of storage and black appliances. This home has 2 bedrooms and 2 full bathrooms. Spacious living room, large dining area and a laundry room make for easy living. Main bedroom offers a walk-in closet and functional bathroom. Enjoy coffee on the covered front deck and keep your vehicle out of the elements under the large carport. This is a must see.

14. 2024-04-30
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Wonderfully kept 2019 Skyline Brookstone located in the desirable Fairway Oaks mobile home park. Open floor plan with a beautiful kitchen that offers an abundance of storage and black appliances. This home has 2 bedrooms and 2 full bathrooms. Spacious living room, large dining area and a laundry room make for easy living. Main bedroom offers a walk-in closet and functional bathroom. Enjoy coffee on the covered front deck and keep your vehicle out of the elements under the large carport. This is a must see.

15. 2024-04-19
    price $164,000 511-char remark

    Show marketing remark (511 chars)

    Wonderfully kept 2019 Skyline Brookstone located in the desirable Fairway Oaks mobile home park. Open floor plan with a beautiful kitchen that offers an abundance of storage and black appliances. This home has 2 bedrooms and 2 full bathrooms. Spacious living room, large dining area and a laundry room make for easy living. Main bedroom offers a walk-in closet and functional bathroom. Enjoy coffee on the covered front deck and keep your vehicle out of the elements under the large carport. This is a must see.

16. 2024-03-31
    listed $172,000 Active 511-char remark

    Show marketing remark (511 chars)

    Wonderfully kept 2019 Skyline Brookstone located in the desirable Fairway Oaks mobile home park. Open floor plan with a beautiful kitchen that offers an abundance of storage and black appliances. This home has 2 bedrooms and 2 full bathrooms. Spacious living room, large dining area and a laundry room make for easy living. Main bedroom offers a walk-in closet and functional bathroom. Enjoy coffee on the covered front deck and keep your vehicle out of the elements under the large carport. This is a must see.

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,599
• − Mortgage interest: −$10,077
• − Property taxes: −$1,415
• − Insurance: −$900
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,233
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $2,127/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: Pacheco Union Elementary
• NCES district ID: 0629280
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $59,905
• Composite: 31.26/100
• National rank: #6025
• State rank: #264 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): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• 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

+4.6% since first listed

5 events — show timeline

• 2026-02-04 Listed $179,900 SAOR
• 2024-06-06 Sold (MLS) $164,000 SAOR
• 2024-04-30 Pending — SAOR
• 2024-04-19 Price Changed $164,000 SAOR
• 2024-03-31 Listed $172,000 SAOR