4436 Hoopa Path · Redding, CA 96003

$89,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 243 Days on market

Built 1983 50 ac lot $76/sqft · 71% below area

---

Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully cared-for 1983 Fleetwood double-wide (Model 3483A) offers 2 bedrooms, 2 full bathrooms, and a versatile office/bonus room. With about 1,152 sq ft of living space, the home combines comfort, character, and thoughtful updates. Inside the Home Step into a spacious living room with vaulted ceilings and abundant natural light. The primary suite features a soaking tub, separate shower, and an extra-wide closet. The additional office/bonus room with built-ins is perfect for working from home or creating a hobby space. Bathrooms have been professionally recoated, and the electrical system has been updated throughout. Central heating and air keep the home comfortable year-round, and laundry hookups are ready for use. Kitchen Highlights The kitchen features glossy epoxy countertops that reflect light for a bright, open feel, a subway tile backsplash, fresh cabinet doors, and a stainless steel gas range. A breakfast bar and plentiful cabinet storage make it both stylish and functional. Outdoor Living Enjoy mornings or evenings on the covered wood deck, relax in the shade of the carport, or store tools and gear in the locking metal shed. Community Perks Mountain Shadows offers a clubhouse with pool tables, a piano, a fireplace, a kitchen, and plenty of space for gatherings, plus a pool for summer enjoyment. The location is close to grocery stores, dining, and daily conveniences. Nearby Schools Boulder Creek Elementary 1.7 miles Parsons Junior High 2.1 miles Enterprise High 3.2 miles

Key facts

• Soaking tub
• Separate shower
• Extra-wide closet

Tags

• SOAKING TUB
• SEPARATE SHOWER
• EXTRA-WIDE CLOSET
• EPOXY COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $28k; list at $89k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $310,933
• List price: $89,000
• Delta: -71.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Mountain Shadows Blvd #255	0.18mi	3/2.0	1,144 (-3%)	2mo	$95,000	$83	86
821 Saint Marks St #26	0.30mi	2/2.0 (-1)	1,176 (0%)	0mo	$17,000	$14	81
4576 Hickory Trl	0.41mi	3/2.0	1,200 (+2%)	2mo	$119,000	$99	76
821 Saint Marks St Spc 29	0.30mi	2/2.0 (-1)	1,188 (+1%)	8mo	$122,000	$103	73
4717 Hardwood Blvd #242	0.35mi	2/2.0 (-1)	1,176 (0%)	9mo	$75,000	$64	71
362 Lemon Dr #24	0.55mi	3/2.0	1,248 (+6%)	2mo	$76,100	$61	62
740 Sweetgum Trl	0.39mi	2/2.0 (-1)	1,033 (-12%)	0mo	$158,900	$154	56
444 Logwood Dr Sp# 215	0.32mi	3/2.0	1,344 (+14%)	9mo	$107,000	$80	54
472 Red Cedar Dr #86	0.46mi	2/2.0 (-1)	1,080 (-8%)	8mo	$40,000	$37	53
481 Twin View Blvd Spc 67	0.72mi	2/2.0 (-1)	1,200 (+2%)	8mo	$67,000	$56	52
458 Balsawood Dr	0.42mi	2/2.0 (-1)	1,344 (+14%)	1mo	$60,000	$45	51
432 Red Cedar DR Sp#91 Dr	0.44mi	2/2.0 (-1)	1,040 (-12%)	9mo	$80,500	$77	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 · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.28×
• Total profit: $31,852
• Equity at exit: $13,270

10-year hold

• IRR: 38.4%
• Equity multiple: 5.12×
• Total profit: $102,574
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $649

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 54%

Sensitivity live

Price	-10% $710	-5% $679	+0% $649	+5% $618	+10% $587
Rent	-10% $522	-5% $585	+0% $649	+5% $712	+10% $775
Rate	-1.0pp $693	-0.5pp $671	base $649	+0.5pp $626	+1.0pp $602

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4296 Clay St Unit 17 Redding, CA	2.0	1.5	900	$1,395	$1.55	22d	1	0.08mi
4490 Alder St Unit C Redding, CA	2.0	1.0	900	$1,150	$1.28	22d	1	0.20mi
400 Lake Blvd Redding, CA	2.0	1.5	900	$1,310	$1.46	14d	1	0.29mi
636 Lake Blvd Redding, CA	2.0–3.0	1.0–2.0	986	$2,010	$2.04	14d	8	0.29mi
335 Buckeye Ter Unit 2 Redding, CA	2.0	1.5	800	$1,399	$1.75	22d	1	0.37mi
4433 White River Dr Redding, CA	2.0	2.0	1100	$1,500	$1.36	44d	1	0.43mi
130 Masonic Ave Apt 9 Redding, CA	2.0	1.0	780	$1,200	$1.54	44d	1	0.58mi
150 Masonic Ave Unit 1 Redding, CA	2.0	1.5	924	$1,400	$1.52	14d	1	0.59mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	14d	1	0.60mi
4288 Bradley Dr Redding, CA	3.0	2.0	1008	$1,950	$1.93	22d	1	0.64mi
701 Redwood Blvd Redding, CA	2.0	1.5–2.5	1163	$1,820	$1.56	14d	1	0.65mi
5391 Stonethrow Ct Redding, CA	3.0	2.0	1100	$1,895	$1.72	44d	1	0.94mi
3465 Magnums Way Apt 2 Redding, CA	3.0	2.0	1080	$1,775	$1.64	44d	1	0.98mi
251 Hilltop Dr Redding, CA	1.0–2.0	1.0–2.0	757	$1,475	$1.95	14d	1	1.05mi
333 Boulder Creek Dr Redding, CA	1.0–2.0	1.0	780	$1,000	$1.28	14d	1	1.12mi
1477 Mishka Ct Apt 3 Redding, CA	2.0	1.5	800	$1,225	$1.53	22d	1	1.18mi
5576 Mountain View Dr Redding, CA	2.0	1.0	776	$1,200	$1.55	14d	1	1.21mi

Listing history 22 events

1. 2026-06-19
   days on market $89,000 Active 243 DOM
2. 2026-06-18
   days on market $89,000 Active 242 DOM
3. 2026-06-17
   days on market $89,000 Active 241 DOM
4. 2026-06-16
   days on market $89,000 Active 240 DOM
5. 2026-06-15
   days on market $89,000 Active 239 DOM
6. 2026-06-14
   days on market $89,000 Active 237 DOM
7. 2026-06-13
   days on market $89,000 Active 236 DOM
8. 2026-06-10
   days on market $89,000 Active 234 DOM
9. 2026-06-09
   days on market $89,000 Active 233 DOM
10. 2026-06-08
    days on market $89,000 Active 232 DOM
11. 2026-06-07
    days on market $89,000 Active 231 DOM
12. 2026-06-03
    days on market $89,000 Active 227 DOM
13. 2026-06-02
    days on market $89,000 Active 226 DOM
14. 2026-06-01
    days on market $89,000 Active 225 DOM
15. 2026-05-31
    days on market $89,000 Active 224 DOM
16. 2026-05-30
    days on market $89,000 Active 223 DOM
17. 2025-10-19
    listed $89,000 Active 1522-char remark

    Show marketing remark (1522 chars)

    This beautifully cared-for 1983 Fleetwood double-wide (Model 3483A) offers 2 bedrooms, 2 full bathrooms, and a versatile office/bonus room. With about 1,152 sq ft of living space, the home combines comfort, character, and thoughtful updates. Inside the Home Step into a spacious living room with vaulted ceilings and abundant natural light. The primary suite features a soaking tub, separate shower, and an extra-wide closet. The additional office/bonus room with built-ins is perfect for working from home or creating a hobby space. Bathrooms have been professionally recoated, and the electrical system has been updated throughout. Central heating and air keep the home comfortable year-round, and laundry hookups are ready for use. Kitchen Highlights The kitchen features glossy epoxy countertops that reflect light for a bright, open feel, a subway tile backsplash, fresh cabinet doors, and a stainless steel gas range. A breakfast bar and plentiful cabinet storage make it both stylish and functional. Outdoor Living Enjoy mornings or evenings on the covered wood deck, relax in the shade of the carport, or store tools and gear in the locking metal shed. Community Perks Mountain Shadows offers a clubhouse with pool tables, a piano, a fireplace, a kitchen, and plenty of space for gatherings, plus a pool for summer enjoyment. The location is close to grocery stores, dining, and daily conveniences. Nearby Schools Boulder Creek Elementary 1.7 miles Parsons Junior High 2.1 miles Enterprise High 3.2 miles

18. 2024-09-25
    soldstatus $28,500 Closed 522-char remark

    Show marketing remark (522 chars)

    Cute 2 bed/2 Bath with bonus room Fleetwood Mobile in Mountain Shadows Mobile Estates. Large covered front porch for enjoying the outdoors. includes Covered Parking Motivated Sellers, Property needs some repairs. Buyers must be approved by park before offer will be considered. Mountain Shadows Mobile Home Estates is an all ages community located in Redding California. The community offers a clubhouse, pool, and sauna. Plus, four-legged family members are welcome. Close to shopping, dining, entertainment and more!

19. 2024-09-09
    status Pending 522-char remark

    Show marketing remark (522 chars)

    Cute 2 bed/2 Bath with bonus room Fleetwood Mobile in Mountain Shadows Mobile Estates. Large covered front porch for enjoying the outdoors. includes Covered Parking Motivated Sellers, Property needs some repairs. Buyers must be approved by park before offer will be considered. Mountain Shadows Mobile Home Estates is an all ages community located in Redding California. The community offers a clubhouse, pool, and sauna. Plus, four-legged family members are welcome. Close to shopping, dining, entertainment and more!

20. 2024-09-04
    listed $35,000 Active 522-char remark

    Show marketing remark (522 chars)

    Cute 2 bed/2 Bath with bonus room Fleetwood Mobile in Mountain Shadows Mobile Estates. Large covered front porch for enjoying the outdoors. includes Covered Parking Motivated Sellers, Property needs some repairs. Buyers must be approved by park before offer will be considered. Mountain Shadows Mobile Home Estates is an all ages community located in Redding California. The community offers a clubhouse, pool, and sauna. Plus, four-legged family members are welcome. Close to shopping, dining, entertainment and more!

21. 2015-06-03
    soldstatus $24,000
22. 2015-04-24
    listed $25,000

ⓘ 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 ≥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: $19,195
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,589
• Taxable income: $6,769
• Est. tax owed @ 24.0%: −$1,625
• After-tax cash flow: $6,159/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

+256.0% since first listed

6 events — show timeline

• 2025-10-19 Listed $89,000 ForSaleByOwner.com
• 2024-09-25 Sold (MLS) $28,500 SAOR
• 2024-09-09 Pending — SAOR
• 2024-09-04 Listed $35,000 SAOR
• 2015-06-03 Sold (MLS) $24,000 SAOR
• 2015-04-24 Listed $25,000 SAOR

Property tax history

-6.3%/yr

Latest (2020): $125 · +1.2% YoY. Source: county tax records.