3304 Shasta Dam Blvd #136 · Shasta Lake, CA 96019

$100,000

3 bd · 2.0 ba · 1,326 sqft · Manufactured public records · 3 Days on market

Built 2004 Est $68k · 48% 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 +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living near Shasta Lake Recreation Area! Built in 2004, this well-maintained 1,326 square foot manufactured home offers 3 bedrooms, 2 bathrooms, and an attached 2-car garage in a desirable 55+ community. Inside, you'll find a comfortable and functional layout with spacious living areas, a bright kitchen, and plenty of room for guests, hobbies, or a home office. Enjoy the peace of a beautifully maintained park while being just minutes from boating, fishing, hiking, and all the outdoor recreation that Lake Shasta is known for. Whether you're looking to downsize, simplify, or enjoy an active lifestyle, this home offers the perfect combination of comfort, convenience, and locati

Key facts

• Outdoor recreation
• 2 garage spots
• Built 2004

Tags

• SHASTA LAKE RECREATION AREA
• BEAUTIFULLY MAINTAINED PARK
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: 2-car garage; Guest parking
• Utilities: 220 volt electrical service
• Home design: Manufactured in park (mobile home)
• Construction: Composition roof
• Exterior features: Deck; Level lot; Asphalt road access; Located in Twin Lakes Estate mobile home park

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range / Oven; Refrigerator
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Dishwasher; Disposal; Microwave; Range / Oven; Refrigerator; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.7% 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; 1 comparable units currently listed for rent nearby; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.18%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $67,626
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 Shasta Dam Blvd #136	0.00mi	3/2.0	1,326 (0%)	1mo	$97,000	$73	99
3304 Shasta Dam Blvd #67	0.04mi	3/2.0	1,344 (+1%)	6mo	$44,000	$33	91
3304 Shasta Dam Blvd #147	0.06mi	3/2.0	1,368 (+3%)	8mo	$103,500	$76	85
3304 Shasta Dam Blvd Spc 60	0.04mi	3/2.0	1,440 (+9%)	2mo	$76,500	$53	82
3304 Shasta Dam Blvd #52	0.11mi	2/2.0 (-1)	1,248 (-6%)	2mo	$63,500	$51	78
3304 Shasta Dam Blvd #65	0.20mi	2/2.0 (-1)	1,400 (+6%)	3mo	$46,000	$33	74
3304 Shasta Dam Blvd #3	0.22mi	2/2.0 (-1)	1,344 (+1%)	12mo	$25,000	$19	72
3304 Shasta Dam Blvd #29	0.11mi	2/2.0 (-1)	1,440 (+9%)	8mo	$40,000	$28	69
3304 Shasta Dam Blvd Spc 39	0.18mi	2/2.0 (-1)	1,440 (+9%)	7mo	$72,500	$50	67
3304 Shasta Dam Blvd #8	0.20mi	2/2.0 (-1)	1,248 (-6%)	12mo	$52,000	$42	66
3304 Shasta Dam Blvd Spc 124	0.22mi	3/2.0	1,508 (+14%)	2mo	$148,000	$98	65
3304 Shasta Dam Blvd #2	0.24mi	2/2.0 (-1)	1,440 (+9%)	23mo	$138,500	$96	50

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: 33.1%
• Equity multiple: 2.39×
• Total profit: $39,011
• Equity at exit: $14,910

10-year hold

• IRR: 40.0%
• Equity multiple: 4.75×
• Total profit: $104,971
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $867

Break-even live

Break-even rent $744

Max offer price $100,000

Occupancy floor 48%

Sensitivity live

Price	-10% $924	-5% $896	+0% $867	+5% $839	+10% $811
Rent	-10% $722	-5% $795	+0% $867	+5% $940	+10% $1,013
Rate	-1.0pp $918	-0.5pp $893	base $867	+0.5pp $842	+1.0pp $815

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.53mi

Listing history 2 events

1. 2026-05-10
   status Pending
2. 2026-05-07
   listed $100,000 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: $261 · $22/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$499/yr (+$42/mo · 190.8%)

ⓘ 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 44 unhealthy d/yr today · 46 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,107
• − Mortgage interest: −$5,602
• − Property taxes: −$261
• − Insurance: −$500
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$2,909
• Taxable income: $9,298
• Est. tax owed @ 24.0%: −$2,231
• After-tax cash flow: $8,179/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

2 events — show timeline

• 2026-05-10 Pending — SAOR
• 2026-05-07 Listed $100,000 SAOR

Property tax history

-5.2%/yr

Latest (2020): $261 · +1.2% YoY. Source: county tax records.