1777 Magnolia Ave · Redding, CA 96001

$119,900

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 91 Days on market

Built 1922 5,662 sqft lot ↓ 7% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into a piece of Redding history with this 1922 corner-lot home, full of potential. Located in one of Redding's established historic areas, this property is perfect for anyone with a vision to restore and make it their own. Features include views of Mt. Shasta and Lassen, and detached shop. Sold as-is--bring your ideas, toolbox, and unlock the possibilities! The third bedroom can be easily restored.

Key facts

• Views of mt shasta
• Corner-lot home
• Views of lassen

Tags

• CORNER-LOT HOME
• VIEWS OF MT SHASTA
• VIEWS OF LASSEN
• DETACHED GARAGE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: 220 volts in laundry (electric)
• Home design: Single-family residence; One story; Raised foundation
• Construction: Wood siding construction; Composition roof; Raised foundation; Built as a single-family home
• Exterior features: Composition roof; City lot; Level lot; Asphalt road access; Has a view

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Evaporative cooling
• Interior features: Hardwood flooring; No fireplace
• Laundry & utility: 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Shasta Union High (urban): math 41% / reading 67% proficiency, ranked #122 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.5%/yr); 331 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $829 of loan paydown is wiped out by about $4k 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 + 7.5% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1922 — 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 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?
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 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: 1.32% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $278,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1569 Walnut Ave	0.28mi	2/1.0 (-1)	1,010 (-4%)	3mo	$312,000	$309	73
1865 Gold St	0.26mi	2/1.0 (-1)	936 (-11%)	10mo	$315,000	$337	56
1144 Willis St	0.51mi	3/1.0	1,189 (+13%)	4mo	$400,000	$336	51
2349 California St	0.65mi	2/1.0 (-1)	1,114 (+6%)	6mo	$282,400	$254	50
2353 North St	0.47mi	2/1.5 (-1)	984 (-6%)	13mo	$306,000	$311	49
1262 Rose Ave	0.44mi	2/1.0 (-1)	1,180 (+12%)	9mo	$220,000	$186	47
1635 Pleasant St	0.64mi	2/1.0 (-1)	1,120 (+6%)	10mo	$279,000	$249	46
1824 11th St	0.62mi	3/2.0	1,116 (+6%)	18mo	$230,000	$206	42
2476 California St	0.67mi	2/2.0 (-1)	1,151 (+9%)	4mo	$306,000	$266	41
2322 Waldon St	0.56mi	3/2.0	1,200 (+14%)	15mo	$268,000	$223	34
1213 South St	0.70mi	2/1.0 (-1)	1,141 (+8%)	18mo	$259,000	$227	33
1801 Pleasant St	0.63mi	2/2.0 (-1)	1,134 (+8%)	19mo	$300,000	$265	33

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 · 7.55% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.55×
• Total profit: $18,572
• Equity at exit: $17,877

10-year hold

• IRR: 25.2%
• Equity multiple: 3.67×
• Total profit: $89,501
• Equity at exit: $10,367

Cash invested: $33,572 (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 96001

• Rents YoY: 7.5%
• Active inventory: 331
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $478

Break-even live

Break-even rent $979

Max offer price $119,900

Occupancy floor 65%

Sensitivity live

Price	-10% $546	-5% $512	+0% $478	+5% $444	+10% $410
Rent	-10% $353	-5% $415	+0% $478	+5% $540	+10% $603
Rate	-1.0pp $538	-0.5pp $508	base $478	+0.5pp $447	+1.0pp $415

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Willis St Unit 2 Redding, CA	2.0	1.0	850	$1,300	$1.53	14d	1	0.13mi
1907 Grace Ave Apt B Redding, CA	2.0	1.0	832	$1,215	$1.46	21d	1	0.14mi
2391 Placer St Unit B Redding, CA	3.0	2.0	1500	$1,800	$1.20	14d	1	0.18mi
1529 Willis St Unit 6 Redding, CA	2.0	1.0	849	$1,545	$1.82	14d	1	0.20mi
1435 Willis St Unit 6 Redding, CA	2.0	1.0	900	$1,300	$1.44	14d	1	0.28mi
2352 Shasta St Redding, CA	2.0	2.0	1100	$2,050	$1.86	14d	1	0.42mi
1144 Willis St Redding, CA	3.0	1.0	1350	$1,700	$1.26	14d	1	0.50mi
2487 Court St Apt 9 Redding, CA	2.0	1.0	725	$1,199	$1.65	21d	1	0.59mi
944 West St Unit 1 Redding, CA	2.0	1.0	966	$1,400	$1.45	14d	1	0.67mi
1502 Cottonwood Ave Redding, CA	3.0	2.0	1164	$2,000	$1.72	14d	1	0.79mi
715 Mary St Redding, CA	2.0	1.0	790	$1,395	$1.77	14d	1	0.84mi
1075 Trinity St Redding, CA	2.0	1.0	720	$1,275	$1.77	14d	1	0.91mi
1090 Continental St Unit 20 Redding, CA	2.0	1.0	990	$1,199	$1.21	14d	1	0.99mi

Listing history 22 events

1. 2026-06-19
   days on market $119,900 Active 91 DOM
2. 2026-06-18
   days on market $119,900 Active 90 DOM
3. 2026-06-17
   days on market $119,900 Active 89 DOM
4. 2026-06-16
   days on market $119,900 Active 88 DOM
5. 2026-06-15
   days on market $119,900 Active 87 DOM
6. 2026-06-14
   days on market $119,900 Active 85 DOM
7. 2026-06-13
   days on market $119,900 Active 84 DOM
8. 2026-06-10
   days on market $119,900 Active 82 DOM
9. 2026-06-09
   days on market $119,900 Active 81 DOM
10. 2026-06-08
    days on market $119,900 Active 80 DOM
11. 2026-06-07
    days on market $119,900 Active 79 DOM
12. 2026-06-05
    days on market $119,900 Active 76 DOM
13. 2026-06-03
    days on market $119,900 Active 75 DOM
14. 2026-06-02
    days on market $119,900 Active 74 DOM
15. 2026-06-01
    days on market $119,900 Active 73 DOM
16. 2026-05-31
    days on market $119,900 Active 72 DOM
17. 2026-05-30
    days on market $119,900 Active 71 DOM
18. 2026-05-05
    price $119,900
19. 2026-03-20
    listed $130,000 Active
20. 2026-03-08
    status Active
21. 2026-02-03
    status Pending
22. 2026-01-29
    listed $129,000 Active

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 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 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,007
• − Mortgage interest: −$6,716
• − Property taxes: −$1,138
• − Insurance: −$600
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,488
• Taxable income: $4,024
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,767/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: Shasta Union High
• NCES district ID: 0636600
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $50,080
• Composite: 46.01/100
• National rank: #2532
• State rank: #122 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): 33,817
• Household income: $72,484
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1458.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -199.25%
• Current HPI: 291.6191
• Rent YoY: ▲ 7.55%
• 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

-7.1% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $119,900 SAOR
• 2026-03-20 Listed $130,000 SAOR
• 2026-03-08 Relisted — SAOR
• 2026-02-03 Pending — SAOR
• 2026-01-29 Listed $129,000 SAOR

Property tax history

+1.3%/yr

Latest (2025): $1,138 · +1.4% YoY. Source: county tax records.