1849 Parallel St · Shasta Lake, CA 96019

$499,900

None bd · None ba · — sqft · MultiFamily · 10 Days on market

Built 1980 Good condition

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Four-plex with paved driveway, 3 garages and 4 carports. Two units are two bedrooms, the other two units are one bedroom. Each unit has range/oven.

Key facts

• Recent upgrades
• On-site laundry room
• New hvac systems

Tags

• RECENT UPGRADES
• NEW ROOF
• NEW HVAC SYSTEMS
• COMPLETELY REMODELED UNIT
• ON-SITE LAUNDRY ROOM
• COVERED CARPORT PARKING SPACES

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Carport with 3 spaces
• Home design: Residential income property
• Construction: Wood siding construction
• Exterior features: Wood siding; Located near Cascade (cross street) with directions: I-5, Shasta Dam Blvd Exit. Turn left on Cascade, left on 3rd Street, and left on Parallel.

Interior

• Interior features: Forced air heating; Central cooling

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive. Per door: $233/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Cap rate 8.7% vs local median 3.8% in Shasta Lake — 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 65/100 on livability (#399 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A; Watch: employment C-, schools D-, crime 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: 93 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• At $5,639/mo this rent would consume 100% of the median local household income ($67k/yr) (locally 260% 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 $3k of loan paydown is wiped out by about $15k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $370k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $499,900

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1843 Shasta St	0.14mi	—/—	—	10mo	$375,000	—	73
1934 Parallel St St	0.07mi	—/—	—	24mo	$425,000	—	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-21,414
• Equity at exit: $74,537

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $58,435
• Equity at exit: $43,222

Cash invested: $139,972 (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 96019

• Active inventory: 93
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $5,639 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,498/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $934

Break-even live

Break-even rent $4,457

Max offer price $499,900

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,076
▸ 2× units	1	1	$2,564
Total (4 units)			$5,639

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Parallel St Unit A Shasta Lake, CA	1.0	1.0	—	$1,350	—	13d	1	0.05mi
2061 Rosamond Ave Unit 2 Shasta Lake, CA	2.0	1.0	—	$1,350	—	44d	1	0.20mi
1833 Oregon St Shasta Lake, CA	3.0	2.0	1292	$1,850	$1.43	13d	1	0.28mi
1840 Grand Coulee Blvd Shasta Lake, CA	3.0	1.0	1344	$1,850	$1.38	44d	1	0.35mi
1707 Grand Coulee Blvd Unit B Shasta Lake, CA	2.0	1.0	800	$1,459	$1.82	13d	1	0.41mi
4680 Meade St Shasta Lake, CA	1.0	1.0	800	$1,150	$1.44	44d	1	0.58mi
2716 Virginia Ave Shasta Lake, CA	1.0	1.0	392	$1,095	$2.79	13d	1	0.89mi
4325 Fort Peck St Shasta Lake, CA	2.0	1.0	864	$1,600	$1.85	13d	1	0.90mi
4210 Main St Apt 6 Shasta Lake, CA	1.0	1.0	600	$1,050	$1.75	44d	1	1.07mi
13497 Tierra Heights Rd Redding, CA	3.0	3.5	3497	$5,995	$1.71	44d	1	1.29mi

Listing history 9 events

1. 2026-06-19
   days on market $499,900 Active 10 DOM
2. 2026-06-18
   days on market $499,900 Active 9 DOM
3. 2026-06-17
   days on market $499,900 Active 8 DOM
4. 2026-06-16
   days on market $499,900 Active 7 DOM
5. 2026-06-15
   days on market $499,900 Active 6 DOM
6. 2026-06-14
   days on market $499,900 Active 4 DOM
7. 2026-06-13
   days on market $499,900 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $499,900 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 44 unhealthy d/yr today · 46 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,668
• − Mortgage interest: −$28,002
• − Property taxes: −$7,498
• − Insurance: −$3,297
• − Repairs & maintenance: −$5,413
• − Management: −$5,413
• − Depreciation: −$14,543
• Taxable income: $3,501
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $10,364/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This fourplex is in good condition with recent major improvements, but the kitchen needs updating to maximize its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will improve both resale and rental value
• Both paint exterior — painting the exterior will improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will improve both resale and rental value ↑
• Both paint exterior — painting the exterior will improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Shasta Lake

• Score: 65/100
• State rank: #399
• US rank: #13546

Category grades

Amenities F Commute A Cost of living D- 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: Shasta Lake, CA
• County: Shasta County · 147,641 people
• City population: 10,350
• Metro: Redding, CA
• Population (ZIP): 10,350
• Household income: $67,446
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 260.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Russian 4% Romanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -194.66%
• Current HPI: 170.6085
• Rent YoY: —
• 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

+128.3% since first listed

9 events — show timeline

• 2026-06-09 Listed $499,900 SAOR
• 2024-01-23 Rental Removed $975 APPFOLIO
• 2024-01-18 Price Changed $975 APPFOLIO
• 2023-11-29 Listed for Rent — APPFOLIO
• 2023-06-19 Rental Removed — APPFOLIO
• 2020-03-02 Sold (MLS) $370,000 SAOR
• 2020-01-10 Listed $370,000 SAOR
• 2015-06-17 Sold (MLS) $205,000 SAOR
• 2015-04-02 Listed $219,000 SAOR