2237 Jewell Ln Spc 11 · Redding, CA 96001

$24,900

1 bd · 1.0 ba · 800 sqft · Manufactured public records · 96 Days on market

Built 1969

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 1-bedroom, 1-bath mobile home offering 480 sq ft of comfortable living. Recently remodeled with fresh interior paint, new hardwood flooring, and a brand-new AC unit. Located in a gated park for added security. The fenced yard provides space for pets, gardening, or relaxing outdoors.

Key facts

• Fenced yard
• Brand new ac unit
• Gated park

Tags

• GATED PARK
• FENCED YARD
• NEW HARDWOOD FLOORING
• BRAND NEW AC UNIT

Property features AI

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water
• Home design: Manufactured in-park mobile home; Fleetwood model
• Construction: Pillar/post/pier foundation; Other-type roof
• Exterior features: Asphalt road access; Aluminum skirting; Located in the Redding Oaks park

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 44.4% 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.
• Market conditions: Rents rising fast (+7.5%/yr); 331 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 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 + 7.5% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 4.89% ✓
• Cap rate: 44.38%
• Cash-on-cash: 136.01%
• DSCR: 7.05
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $53,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2237 Jewell Ln #4	0.00mi	2/1.0 (+1)	750 (-6%)	8mo	$49,900	$67	78
2237 Jewell Ln #2	0.00mi	2/1.0 (+1)	720 (-10%)	6mo	$27,500	$38	73
2200 Jewell Ln #8 Ln Unit Rolling Ranch Mobile Home Park	0.18mi	2/1.0 (+1)	798 (-0%)	16mo	$59,900	$75	73
2200 Jewell Ln #16	0.19mi	2/1.0 (+1)	742 (-7%)	2mo	$59,999	$81	72
2237 Jewell Ln Ln #8	0.00mi	2/1.0 (+1)	860 (+8%)	15mo	$41,000	$48	70
2237 Jewell Ln #7	0.00mi	2/1.0 (+1)	728 (-9%)	15mo	$30,000	$41	68
5812 Cedars Rd #31	0.34mi	2/1.0 (+1)	800 (0%)	16mo	$45,000	$56	66
2200 Jewell Ln #28 Ln Unit Rolling Ranch Mobile Home	0.19mi	2/1.0 (+1)	728 (-9%)	12mo	$62,000	$85	61
2200 Jewell Ln Ln #2	0.19mi	2/1.0 (+1)	750 (-6%)	24mo	$69,900	$93	56
2200 Jewell Lane Ln #32	0.19mi	2/2.0 (+1)	896 (+12%)	20mo	$48,500	$54	46

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 · 7.55% rent growth · sell at horizon

5-year hold

• IRR: 70.8%
• Equity multiple: 4.62×
• Total profit: $25,240
• Equity at exit: $3,713

10-year hold

• IRR: 77.1%
• Equity multiple: 12.36×
• Total profit: $79,237
• Equity at exit: $2,153

Cash invested: $6,972 (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 96001

• Rents YoY: 7.5%
• Active inventory: 331
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $364

Break-even live

Break-even rent $758

Max offer price $24,900

Occupancy floor 65%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6248 Westside Rd Unit BB Redding, CA	2.0	1.0	900	$1,000	$1.11	21d	1	0.14mi

Listing history 20 events

1. 2026-06-19
   days on market $24,900 Active 96 DOM
2. 2026-06-18
   days on market $24,900 Active 95 DOM
3. 2026-06-17
   days on market $24,900 Active 94 DOM
4. 2026-06-16
   days on market $24,900 Active 93 DOM
5. 2026-06-15
   days on market $24,900 Active 92 DOM
6. 2026-06-14
   days on market $24,900 Active 90 DOM
7. 2026-06-13
   days on market $24,900 Active 89 DOM
8. 2026-06-10
   days on market $24,900 Active 87 DOM
9. 2026-06-09
   days on market $24,900 Active 86 DOM
10. 2026-06-08
    days on market $24,900 Active 85 DOM
11. 2026-06-07
    days on market $24,900 Active 84 DOM
12. 2026-06-05
    days on market $24,900 Active 81 DOM
13. 2026-06-03
    days on market $24,900 Active 80 DOM
14. 2026-06-02
    days on market $24,900 Active 79 DOM
15. 2026-06-01
    days on market $24,900 Active 78 DOM
16. 2026-05-31
    days on market $24,900 Active 77 DOM
17. 2026-05-30
    days on market $24,900 Active 76 DOM
18. 2026-05-19
    status Active
19. 2026-05-13
    status Pending
20. 2026-03-10
    listed $24,900 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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $14,617
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$5,243
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$724
• Taxable income: $4,543
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $3,274/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): 33,817
• Household income: $72,484
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1458.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -199.25%
• Current HPI: 291.6191
• Rent YoY: ▲ 7.55%
• 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

3 events — show timeline

• 2026-05-19 Relisted — SAOR
• 2026-05-13 Pending — SAOR
• 2026-03-10 Listed $24,900 SAOR

Property tax history

+0.1%/yr

Latest (2020): $31 · +3.4% YoY. Source: county tax records.