14740 Bass Dr Spc 12 · Mountain Gate, CA 96003

$120,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 31 Days on market

Built 2021 Good condition Est $108k · 12% 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
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.5/10.0
• Livability +2.4/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2021 Mobile Home for sale in a newly developed community minutes from Redding, Shasta Lake and I-5. Home features a split-floor plan with a spacious living area and open kitchen. Three bedrooms, large closets including a walk-in closet in the owners suite. Breakfast nook / cozy dining area. Laundry room. Laminate flooring in the common areas, carpet in living room and bedrooms. Open area adjacent the front door offers a clear view to the street.

Key facts

• Split floor plan
• Large island
• Custom upgrades

Tags

• CUSTOM UPGRADES
• LIGHT COLORED CABINETS
• LARGE ISLAND
• WOOD COUNTERTOP
• SPLIT FLOOR PLAN
• ALMOST NEW APPLIANCES

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water
• Home design: Manufactured home located in a park; Mobile home
• Construction: Manufactured construction
• Exterior features: Composition roof; Located in Mountain Gate mobile home park; Directions: I-5 to Wonderland Blvd to Bass Drive

Interior

• Kitchen: Range/oven; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Includes microwave and refrigerator; No fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#1,255 in CA) — a working-class tenant base; expect higher turnover. Watch: cost of living D+, schools F, 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: Rents rising fast (+6.0%/yr); 391 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/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 $830 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 + 6.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $96k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. 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: 1.83% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.21%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $107,568
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14740 Bass Dr #4	0.02mi	3/2.0	1,296 (0%)	13mo	$97,990	$76	88
14740 Bass Dr #23	0.00mi	3/2.0	1,200 (-7%)	11mo	$99,000	$83	79
14740 Bass Dr #36	0.00mi	3/2.0	1,152 (-11%)	7mo	$119,990	$104	76
14578 Bass Dr #7	0.38mi	3/2.0	1,180 (-9%)	3mo	$55,000	$47	65

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 · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.33×
• Total profit: $44,794
• Equity at exit: $17,892

10-year hold

• IRR: 39.5%
• Equity multiple: 5.24×
• Total profit: $142,622
• Equity at exit: $10,375

Cash invested: $33,600 (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 96003

• Rents YoY: 6.0%
• Active inventory: 391
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,191 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $902

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 54%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $120,000 Active 31 DOM
2. 2026-06-18
   days on market $120,000 Active 30 DOM
3. 2026-06-17
   days on market $120,000 Active 29 DOM
4. 2026-06-16
   days on market $120,000 Active 28 DOM
5. 2026-06-15
   days on market $120,000 Active 27 DOM
6. 2026-06-14
   days on market $120,000 Active 25 DOM
7. 2026-06-13
   days on market $120,000 Active 24 DOM
8. 2026-06-10
   days on market $120,000 Active 22 DOM
9. 2026-06-09
   days on market $120,000 Active 21 DOM
10. 2026-06-08
    days on market $120,000 Active 20 DOM
11. 2026-06-07
    days on market $120,000 Active 19 DOM
12. 2026-06-03
    days on market $120,000 Active 15 DOM
13. 2026-06-02
    days on market $120,000 Active 14 DOM
14. 2026-06-01
    days on market $120,000 Active 13 DOM
15. 2026-05-31
    days on market $120,000 Active 12 DOM
16. 2026-05-30
    days on market $120,000 Active 11 DOM
17. 2026-05-21
    price $120,000
18. 2026-05-19
    listed $125,000 Active
19. 2026-01-25
    price $140,000
20. 2026-01-01
    listed $145,000 Active
21. 2023-02-27
    soldstatus $96,000 Closed 449-char remark

    Show marketing remark (449 chars)

    2021 Mobile Home for sale in a newly developed community minutes from Redding, Shasta Lake and I-5. Home features a split-floor plan with a spacious living area and open kitchen. Three bedrooms, large closets including a walk-in closet in the owners suite. Breakfast nook / cozy dining area. Laundry room. Laminate flooring in the common areas, carpet in living room and bedrooms. Open area adjacent the front door offers a clear view to the street.

22. 2023-02-04
    status Pending 449-char remark

    Show marketing remark (449 chars)

    2021 Mobile Home for sale in a newly developed community minutes from Redding, Shasta Lake and I-5. Home features a split-floor plan with a spacious living area and open kitchen. Three bedrooms, large closets including a walk-in closet in the owners suite. Breakfast nook / cozy dining area. Laundry room. Laminate flooring in the common areas, carpet in living room and bedrooms. Open area adjacent the front door offers a clear view to the street.

23. 2023-01-25
    price $100,000 449-char remark

    Show marketing remark (449 chars)

    2021 Mobile Home for sale in a newly developed community minutes from Redding, Shasta Lake and I-5. Home features a split-floor plan with a spacious living area and open kitchen. Three bedrooms, large closets including a walk-in closet in the owners suite. Breakfast nook / cozy dining area. Laundry room. Laminate flooring in the common areas, carpet in living room and bedrooms. Open area adjacent the front door offers a clear view to the street.

24. 2022-09-30
    listed $105,000 Active 449-char remark

    Show marketing remark (449 chars)

    2021 Mobile Home for sale in a newly developed community minutes from Redding, Shasta Lake and I-5. Home features a split-floor plan with a spacious living area and open kitchen. Three bedrooms, large closets including a walk-in closet in the owners suite. Breakfast nook / cozy dining area. Laundry room. Laminate flooring in the common areas, carpet in living room and bedrooms. Open area adjacent the front door offers a clear view to the street.

25. 2021-10-04
    listed $99,000

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 45 unhealthy d/yr today · 48 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,296
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$3,491
• Taxable income: $9,476
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $8,548/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2021 manufactured home is in good condition with cosmetic updates, ready for a new owner to make it their own.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace the carpet in bedrooms — Improves comfort and appearance
• Both Install new kitchen backsplash — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace the carpet in bedrooms — Improves comfort and appearance ↑
• Both Install new kitchen backsplash — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Mountain Gate

• Score: 47/100
• State rank: #1255
• US rank: #26371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Gate, CA
• County: Shasta County · 147,641 people
• Metro: Redding, CA
• Population (ZIP): 44,923
• Household income: $72,445
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1668.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 1% 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: ▼ -181.66%
• Current HPI: 152.3069
• Rent YoY: ▲ 5.98%
• 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

+21.2% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $120,000 SAOR
• 2026-05-19 Listed $125,000 SAOR
• 2026-01-25 Price Changed $140,000 SAOR
• 2026-01-01 Listed $145,000 SAOR
• 2023-02-27 Sold (MLS) $96,000 SAOR
• 2023-02-04 Pending — SAOR
• 2023-01-25 Price Changed $100,000 SAOR
• 2022-09-30 Listed $105,000 SAOR
• 2021-10-04 Listed $99,000 SAOR