7517 Brett Rd · Shingletown, CA 96088

$119,900

1 bd · 1.0 ba · 576 sqft · Manufactured public records · 43 Days on market

Built 1980 1.35 ac lot

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market with no fault of seller or property. PERFECT GET-A-AWAY FROM VALLEY HEAT. Totally renovated inside with new cupboards, paint, windows, bathroom, etc. You have to see to believe. Ramada built over unit with wrap-around nice porch and two outside storage units. Seller is leaving sofa, wood stove, table, flatscreen TV, all kitchen, etc. Pack your clothes and move in.

Key facts

• Updated home
• Wraparound deck
• Quiet neighborhood

Tags

• UPDATED HOME
• WRAPAROUND DECK
• OUTDOOR STORAGE UNITS
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Oversized parking; RV access/parking
• Utilities: Well water; Septic sewer
• Home design: Manufactured residential property; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Level lot; Gravel driveway/road surface; Has a view; No pool

Interior

• Kitchen: Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Has heating
• Interior features: Washer and dryer included; Refrigerator included; Laminate flooring; Window air conditioning (window unit(s)); Has heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.7% in Shingletown — 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 59/100 on livability (#663 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, health & safety B; Watch: schools F, amenities F, commute 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: 124 active listings in the ZIP; 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 + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $683
• Equity at exit: $17,877

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $26,416
• 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 96088

• Active inventory: 124
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $316

Break-even live

Break-even rent $951

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $384	-5% $350	+0% $316	+5% $282	+10% $248
Rent	-10% $209	-5% $263	+0% $316	+5% $370	+10% $423
Rate	-1.0pp $377	-0.5pp $347	base $316	+0.5pp $285	+1.0pp $254

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: —

Listing history 16 events

1. 2026-06-21
   days on market $119,900 Active 43 DOM
2. 2026-06-19
   days on market $119,900 Active 41 DOM
3. 2026-06-18
   days on market $119,900 Active 40 DOM
4. 2026-06-17
   days on market $119,900 Active 39 DOM
5. 2026-06-16
   days on market $119,900 Active 38 DOM
6. 2026-06-15
   days on market $119,900 Active 37 DOM
7. 2026-06-14
   days on market $119,900 Active 35 DOM
8. 2026-06-12
   statusdays on market $119,900 Active 34 DOM
9. 2026-05-30
   statusdays on market $119,900 Pending 32 DOM
10. 2026-05-22
    price $119,900
11. 2026-04-28
    listed $124,900 Active
12. 2025-11-10
    soldstatus $60,000
13. 2015-05-20
    soldstatus $70,000 381-char remark

    Show marketing remark (381 chars)

    Back on market with no fault of seller or property. PERFECT GET-A-AWAY FROM VALLEY HEAT. Totally renovated inside with new cupboards, paint, windows, bathroom, etc. You have to see to believe. Ramada built over unit with wrap-around nice porch and two outside storage units. Seller is leaving sofa, wood stove, table, flatscreen TV, all kitchen, etc. Pack your clothes and move in.

14. 2015-05-19
    soldstatus $70,000
15. 2013-10-25
    listed $72,500 381-char remark

    Show marketing remark (381 chars)

    Back on market with no fault of seller or property. PERFECT GET-A-AWAY FROM VALLEY HEAT. Totally renovated inside with new cupboards, paint, windows, bathroom, etc. You have to see to believe. Ramada built over unit with wrap-around nice porch and two outside storage units. Seller is leaving sofa, wood stove, table, flatscreen TV, all kitchen, etc. Pack your clothes and move in.

16. 2004-06-16
    soldstatus $49,000

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$43/yr (+$4/mo · 4.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,212
• − Mortgage interest: −$6,716
• − Property taxes: −$868
• − Insurance: −$600
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,488
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,327/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 — Shingletown

• Score: 59/100
• State rank: #663
• US rank: #20514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shingletown, CA
• City population: 4,552
• Population (ZIP): 4,552

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 5% Serbian 3% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -127.35%
• Current HPI: 141.2725
• Rent YoY: —
• Metro: —
• 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

+144.7% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $119,900 SAOR
• 2026-04-28 Listed $124,900 SAOR
• 2025-11-10 Sold (Public Records) $60,000 Public Records
• 2015-05-20 Sold (MLS) $70,000 SAOR
• 2015-05-19 Sold (Public Records) $70,000 Public Records
• 2013-10-25 Listed $72,500 SAOR
• 2004-06-16 Sold (Public Records) $49,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $868 · +1.6% YoY. Source: county tax records.