2810 Bechelli Ln Spc D6 · Redding, CA 96002

$44,900

2 bd · 2.0 ba · 648 sqft · Manufactured public records · 46 Days on market

Built 1990

---

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
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained manufactured home built in 1990, offering 924 square feet of comfortable living space on a quiet end of the street location. This 2-bedroom, 2-bath home located in the Country Club Mobile Estate -55+ Park, features an ensuite primary bedroom with private bath, newer GE appliances, HVAC and the convenience of indoor laundry and large pantry. Enjoy a covered carport plus ample parking with room for up to five vehicles, along with a detached outbuilding for additional storage or workspace. This property is close to shopping and offers access to community amenities including a pool and clubhouse--combining convenience, functionality, and a welcoming setting.

Key facts

• Private bath
• Covered carport
• Community amenities

Tags

• ENSUITE PRIMARY BEDROOM
• PRIVATE BATH
• INDOOR LAUNDRY
• COVERED CARPORT
• DETACHED OUTBUILDING
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Located in Country Club Mobile Estates (park community)

Exterior

• Parking: Attached carport; 1 carport space; On-street parking available; Off-street parking available; Guest parking
• Home design: Manufactured home in a park; Mobile Home
• Construction: Wood siding; Composition roof; Wood skirting
• Exterior features: Partial fencing; Level topography; Asphalt road access; Located in Country Club Mobile Estates (mobile home park)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Oven
• Flooring: Vinyl flooring; Carpet
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Range; Refrigerator; Oven; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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.
• Zoned schools: Rother Elementary (math 17% / reading 17%, grade F, #1,340 of 1,571 statewide, top 88%, 277 students, 86% FRL); Parsons Junior High (math 26% / reading 42%, grade F, #192 of 498 statewide, top 39%, 483 students, 84% FRL); Enterprise High (math 33% / reading 61%, grade D-, #389 of 1,170 statewide, top 35%, 1,109 students, 60% FRL) — zoned schools average 77% FRL vs 16% district-wide (60 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 54% district-wide (-21 pts) — the specific schools serving this property underperform the Shasta Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.09% ✓
• Cap rate: 27.30%
• Cash-on-cash: 75.03%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $28,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Bechelli Ln Spc B13	0.00mi	1/1.0 (-1)	616 (-5%)	4mo	$27,000	$44	80

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: 73.6%
• Equity multiple: 4.28×
• Total profit: $41,265
• Equity at exit: $6,695

10-year hold

• IRR: 77.1%
• Equity multiple: 8.50×
• Total profit: $94,280
• Equity at exit: $3,882

Cash invested: $12,572 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $786

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 38%

Sensitivity live

Price	-10% $817	-5% $802	+0% $786	+5% $771	+10% $755
Rent	-10% $676	-5% $731	+0% $786	+5% $841	+10% $896
Rate	-1.0pp $809	-0.5pp $798	base $786	+0.5pp $774	+1.0pp $763

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 Wilshire Dr Redding, CA	1.0	1.0	616	$1,125	$1.83	15d	1	0.35mi
1006 2nd St Unit A Redding, CA	2.0	1.0	700	$1,175	$1.68	15d	1	0.63mi
3629 Bechelli Ln Redding, CA	1.0–2.0	1.0	769	$1,650	$2.15	15d	1	0.78mi
540 South St Redding, CA	1.0	1.0	536	$1,295	$2.42	15d	1	1.12mi
1601 Bramble Pl Unit 4 Redding, CA	2.0	1.0	750	$1,250	$1.67	15d	1	1.27mi

Listing history 12 events

1. 2026-06-13
   pricestatusdays on market $44,900 Pending 46 DOM
2. 2026-06-10
   days on market $49,900 Active 44 DOM
3. 2026-06-09
   days on market $49,900 Active 43 DOM
4. 2026-06-08
   days on market $49,900 Active 42 DOM
5. 2026-06-07
   days on market $49,900 Active 41 DOM
6. 2026-06-05
   days on market $49,900 Active 38 DOM
7. 2026-06-03
   days on market $49,900 Active 37 DOM
8. 2026-06-02
   days on market $49,900 Active 36 DOM
9. 2026-06-01
   days on market $49,900 Active 35 DOM
10. 2026-05-31
    days on market $49,900 Active 34 DOM
11. 2026-05-30
    days on market $49,900 Active 33 DOM
12. 2026-04-27
    listed $49,900 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,654
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$1,306
• Taxable income: $9,270
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $7,208/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): 33,783
• 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

• 2026-04-27 Listed $49,900 SAOR

Property tax history

+18.4%/yr

Latest (2020): $30 · +176.5% YoY. Source: county tax records.