2494 Delta Pl #71 · Anderson, CA 96002

$74,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 84 Days on market

Built 1977 Est $62k · 20% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 1,152 sq. ft. mobile home, perfectly situated in a peaceful, family-friendly park just a short stroll from the river. Enjoy the best of both comfort and location, with nature just a short walk away. This inviting home features a spacious layout designed for easy living, along with an outdoor deck--ideal for relaxing, entertaining, or enjoying your morning coffee in the fresh air. The property is fully enclosed with a well-kept fence, offering added privacy and a safe space for kids or pets to play. Located in a quiet, welcoming community, this home combines tranquility with convenience, making it perfect for families, retirees, or anyone looking to enjoy a serene li

Key facts

• Well-kept fence
• Outdoor deck
• 2 parking spots

Tags

• OUTDOOR DECK
• WELL-KEPT FENCE
• SHORT STROLL FROM RIVER

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Home design: Manufactured home in park; Mobile home
• Construction: Metal siding; Other foundation
• Exterior features: Metal roof; Metal skirting; Level topography; Asphalt road access; Located in Lazy Landing mobile home park

Interior

• Kitchen: Dishwasher; Range; Oven
• Bedrooms: 3 total rooms
• Flooring: Laminate
• Interior features: Dishwasher; Range; Oven; Laminate flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 3.5% in Anderson — 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 68/100 on livability (#277 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, crime F, amenities 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; 1 comparable units currently listed for rent nearby; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.60% ✓
• Cap rate: 22.61%
• Cash-on-cash: 58.28%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $62,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6950 Riverland Dr #15	0.56mi	2/2.0 (-1)	1,152 (0%)	22mo	$20,000	$17	50
6950 Riverland Dr #20	0.56mi	3/2.0	1,248 (+8%)	14mo	$68,000	$54	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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.13×
• Total profit: $23,689
• Equity at exit: $11,168

10-year hold

• IRR: 34.4%
• Equity multiple: 3.94×
• Total profit: $61,664
• Equity at exit: $6,476

Cash invested: $20,972 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $592

Break-even live

Break-even rent $1,195

Max offer price $74,900

Occupancy floor 65%

Sensitivity live

Price	-10% $644	-5% $618	+0% $592	+5% $566	+10% $540
Rent	-10% $438	-5% $515	+0% $592	+5% $669	+10% $746
Rate	-1.0pp $630	-0.5pp $611	base $592	+0.5pp $573	+1.0pp $553

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.49mi

Listing history 18 events

1. 2026-06-19
   days on market $74,900 Active 84 DOM
2. 2026-06-18
   days on market $74,900 Active 83 DOM
3. 2026-06-17
   days on market $74,900 Active 82 DOM
4. 2026-06-16
   days on market $74,900 Active 81 DOM
5. 2026-06-15
   days on market $74,900 Active 80 DOM
6. 2026-06-14
   days on market $74,900 Active 78 DOM
7. 2026-06-13
   days on market $74,900 Active 77 DOM
8. 2026-06-10
   days on market $74,900 Active 75 DOM
9. 2026-06-09
   days on market $74,900 Active 74 DOM
10. 2026-06-08
    days on market $74,900 Active 73 DOM
11. 2026-06-07
    days on market $74,900 Active 72 DOM
12. 2026-06-05
    days on market $74,900 Active 69 DOM
13. 2026-06-03
    days on market $74,900 Active 68 DOM
14. 2026-06-02
    days on market $74,900 Active 67 DOM
15. 2026-06-01
    days on market $74,900 Active 66 DOM
16. 2026-05-31
    days on market $74,900 Active 65 DOM
17. 2026-05-30
    days on market $74,900 Active 64 DOM
18. 2026-03-27
    listed $74,900 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 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: $23,333
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$5,493
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$2,179
• Taxable income: $6,609
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $5,517/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 — Anderson

• Score: 68/100
• State rank: #277
• US rank: #9315

Category grades

Amenities F Commute A+ Cost of living D- Crime F Employment D Housing A- Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Shasta County · 147,641 people
• City population: 24,768
• 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

1 event — show timeline

• 2026-03-27 Listed $74,900 SAOR

Property tax history

+0.3%/yr

Latest (2020): $26 · -0.8% YoY. Source: county tax records.