3304 Shasta Dam Blvd #94 · Shasta Lake, CA 96019

$15,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 102 Days on market

Built 1978 $13/sqft · 76% below area ↓ 40% since listing

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

Listing remarks MLS

Experience the peace and comfort of living in a welcoming senior mobile home park featuring great amenities such as a swimming pool, an active clubhouse with planned events, and plenty of space for your daily walks. This 2-bedroom, 2-bathroom home offers 1,152 sq. ft. of comfortable living space, including a living & family rooms, dining area, kitchen with a gas stove, and a convenient indoor laundry room. The home is equipped with a mini-split heating and air conditioning system for year-round comfort. Additional features include a carport and covered patio, perfect for relaxing outdoors. Located just a few miles from beautiful Shasta Lake and within driving distance of other lakes and mountains, this home offers easy access to outdoor recreation. With a little elbow grease, this cozy mobile home has the potential to become a wonderful place to call home.

Key facts

• Active clubhouse
• Swimming pool
• Carport

Tags

• SWIMMING POOL
• ACTIVE CLUBHOUSE
• INDOOR LAUNDRY ROOM
• CARPORT
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 89.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $104 of loan paydown is wiped out by about $450 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 9.60% ✓
• Cap rate: 88.96%
• Cash-on-cash: 295.24%
• DSCR: 14.14
• GRM: 0.9

CMA / ARV

• ARV (median comp): $63,500
• List price: $15,000
• Delta: -76.38%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 Shasta Dam Blvd #52	0.13mi	2/2.0	1,248 (+8%)	2mo	$63,500	$51	78
3304 Shasta Dam Blvd #8	0.23mi	2/2.0	1,248 (+8%)	12mo	$52,000	$42	66

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: —
• Equity multiple: 16.10×
• Total profit: $63,406
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 34.34×
• Total profit: $140,048
• Equity at exit: $1,297

Cash invested: $4,200 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $1,033

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 23%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13710 Pit St Shasta Lake, CA	2.0	1.0	1165	$1,475	$1.27	44d	1	0.58mi
4325 Fort Peck St Shasta Lake, CA	2.0	1.0	864	$1,600	$1.85	13d	1	1.06mi
4680 Meade St Shasta Lake, CA	1.0	1.0	800	$1,150	$1.44	44d	1	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $15,000 Active 102 DOM
2. 2026-06-18
   days on market $15,000 Active 101 DOM
3. 2026-06-17
   days on market $15,000 Active 100 DOM
4. 2026-06-16
   days on market $15,000 Active 99 DOM
5. 2026-06-15
   days on market $15,000 Active 98 DOM
6. 2026-06-14
   days on market $15,000 Active 96 DOM
7. 2026-06-13
   days on market $15,000 Active 95 DOM
8. 2026-06-10
   days on market $15,000 Active 93 DOM
9. 2026-06-09
   days on market $15,000 Active 92 DOM
10. 2026-06-08
    days on market $15,000 Active 91 DOM
11. 2026-06-07
    days on market $15,000 Active 90 DOM
12. 2026-06-03
    days on market $15,000 Active 86 DOM
13. 2026-06-02
    days on market $15,000 Active 85 DOM
14. 2026-06-01
    days on market $15,000 Active 84 DOM
15. 2026-05-31
    days on market $15,000 Active 83 DOM
16. 2026-05-30
    days on market $15,000 Active 82 DOM
17. 2026-04-30
    price $15,000 874-char remark

    Show marketing remark (874 chars)

    Experience the peace and comfort of living in a welcoming senior mobile home park featuring great amenities such as a swimming pool, an active clubhouse with planned events, and plenty of space for your daily walks. This 2-bedroom, 2-bathroom home offers 1,152 sq. ft. of comfortable living space, including a living & family rooms, dining area, kitchen with a gas stove, and a convenient indoor laundry room. The home is equipped with a mini-split heating and air conditioning system for year-round comfort. Additional features include a carport and covered patio, perfect for relaxing outdoors. Located just a few miles from beautiful Shasta Lake and within driving distance of other lakes and mountains, this home offers easy access to outdoor recreation. With a little elbow grease, this cozy mobile home has the potential to become a wonderful place to call home.

18. 2026-04-14
    price $20,000 874-char remark

    Show marketing remark (874 chars)

    Experience the peace and comfort of living in a welcoming senior mobile home park featuring great amenities such as a swimming pool, an active clubhouse with planned events, and plenty of space for your daily walks. This 2-bedroom, 2-bathroom home offers 1,152 sq. ft. of comfortable living space, including a living & family rooms, dining area, kitchen with a gas stove, and a convenient indoor laundry room. The home is equipped with a mini-split heating and air conditioning system for year-round comfort. Additional features include a carport and covered patio, perfect for relaxing outdoors. Located just a few miles from beautiful Shasta Lake and within driving distance of other lakes and mountains, this home offers easy access to outdoor recreation. With a little elbow grease, this cozy mobile home has the potential to become a wonderful place to call home.

19. 2026-03-09
    listed $25,000 Active 874-char remark

    Show marketing remark (874 chars)

    Experience the peace and comfort of living in a welcoming senior mobile home park featuring great amenities such as a swimming pool, an active clubhouse with planned events, and plenty of space for your daily walks. This 2-bedroom, 2-bathroom home offers 1,152 sq. ft. of comfortable living space, including a living & family rooms, dining area, kitchen with a gas stove, and a convenient indoor laundry room. The home is equipped with a mini-split heating and air conditioning system for year-round comfort. Additional features include a carport and covered patio, perfect for relaxing outdoors. Located just a few miles from beautiful Shasta Lake and within driving distance of other lakes and mountains, this home offers easy access to outdoor recreation. With a little elbow grease, this cozy mobile home has the potential to become a wonderful place to call home.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% 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 44 unhealthy d/yr today · 46 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,271
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$436
• Taxable income: $12,931
• Est. tax owed @ 24.0%: −$3,103
• After-tax cash flow: $9,297/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 — 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

-40.0% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $15,000 SAOR
• 2026-04-14 Price Changed $20,000 SAOR
• 2026-03-09 Listed $25,000 SAOR