7252 Whitehouse Dr #12 · Redding, CA 96007

$49,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 118 Days on market

Est $50k · at est. ↓ 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

Key facts

• Listed 117 days

Property features AI

Exterior

• Parking: Off-street parking; Assigned parking; Guest parking
• Utilities: 220 volt electric
• Home design: Manufactured in park (mobile home)
• Construction: Mobile home construction
• Exterior features: Flat roof; Level topography; Located in Zufall MH Park (mobile home park)

Interior

• Kitchen: Convection oven; Oven; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Laminate
• Heating & cooling: Window unit cooling
• Interior features: Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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.
• Cascade Union Elementary (suburban): math 25% / reading 32% proficiency, ranked #377 of 517 in CA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/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 $345 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.19% ✓
• Cap rate: 28.20%
• Cash-on-cash: 78.23%
• DSCR: 4.48
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $49,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7252 Whitehouse Dr #37	0.06mi	2/2.0	1,032 (-4%)	17mo	$52,000	$50	76
7252 Whitehouse Dr #82	0.06mi	2/1.0	952 (-12%)	4mo	$14,000	$15	70
7252 Whitehouse dr Dr #61	0.06mi	3/2.0 (+1)	1,200 (+11%)	23mo	$54,950	$46	55

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: 78.3%
• Equity multiple: 4.57×
• Total profit: $49,950
• Equity at exit: $7,440

10-year hold

• IRR: 81.8%
• Equity multiple: 9.47×
• Total profit: $118,292
• Equity at exit: $4,314

Cash invested: $13,972 (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 96007

• Active inventory: 224
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $911

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 38%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $49,900 Active 118 DOM
2. 2026-06-18
   days on market $49,900 Active 117 DOM
3. 2026-06-17
   days on market $49,900 Active 116 DOM
4. 2026-06-16
   days on market $49,900 Active 115 DOM
5. 2026-06-15
   days on market $49,900 Active 114 DOM
6. 2026-06-14
   days on market $49,900 Active 112 DOM
7. 2026-06-13
   days on market $49,900 Active 111 DOM
8. 2026-06-10
   days on market $49,900 Active 109 DOM
9. 2026-06-09
   days on market $49,900 Active 108 DOM
10. 2026-06-08
    days on market $49,900 Active 107 DOM
11. 2026-06-07
    days on market $49,900 Active 106 DOM
12. 2026-06-05
    days on market $49,900 Active 103 DOM
13. 2026-06-03
    days on market $49,900 Active 102 DOM
14. 2026-06-02
    days on market $49,900 Active 101 DOM
15. 2026-06-01
    days on market $49,900 Active 100 DOM
16. 2026-05-31
    days on market $49,900 Active 99 DOM
17. 2026-05-30
    days on market $49,900 Active 98 DOM
18. 2026-03-20
    price $49,900
19. 2026-02-21
    listed $54,900 Active
20. 2024-11-19
    soldstatus $44,950 Closed 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

21. 2024-10-15
    status Pending 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

22. 2024-09-09
    status Active 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

23. 2024-09-03
    status Pending 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

24. 2024-08-16
    price $44,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

25. 2024-06-03
    price $49,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

26. 2024-03-21
    price $53,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

27. 2024-03-07
    price $56,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

28. 2024-02-21
    price $59,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

29. 2024-02-01
    price $62,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

30. 2024-01-09
    price $64,950 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

31. 2023-12-19
    listed $69,950 Active 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this charming 2 bedroom, 2 bath manufactured home nestled in a peaceful ALL AGE neighborhood in Anderson, CA. Enjoy the comfort and convenience of a private space at an affordable price. Space rent is only $495

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,074
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$1,452
• Taxable income: $10,777
• Est. tax owed @ 24.0%: −$2,586
• After-tax cash flow: $8,344/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: Cascade Union Elementary
• NCES district ID: 0607680
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $35,602
• Composite: 23.56/100
• National rank: #7856
• State rank: #377 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

• County: Shasta County · 147,641 people
• City population: 112,523
• Metro: Redding, CA
• Population (ZIP): 24,768
• Household income: $61,357
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 758.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Portuguese 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -191.70%
• Current HPI: 179.6613
• 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

-28.7% since first listed

14 events — show timeline

• 2026-03-20 Price Changed $49,900 SAOR
• 2026-02-21 Listed $54,900 SAOR
• 2024-11-19 Sold (MLS) $44,950 SAOR
• 2024-10-15 Pending — SAOR
• 2024-09-09 Relisted — SAOR
• 2024-09-03 Pending — SAOR
• 2024-08-16 Price Changed $44,950 SAOR
• 2024-06-03 Price Changed $49,950 SAOR
• 2024-03-21 Price Changed $53,950 SAOR
• 2024-03-07 Price Changed $56,950 SAOR
• 2024-02-21 Price Changed $59,950 SAOR
• 2024-02-01 Price Changed $62,950 SAOR
• 2024-01-09 Price Changed $64,950 SAOR
• 2023-12-19 Listed $69,950 SAOR