13905 Trinity Mountain Rd Unit 22 · French Gulch, CA 96033

$127,000

3 bd · 2.0 ba · 1,412 sqft · Manufactured public records · 38 Days on market

Built 2021 Average condition Est $136k · 6% under

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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 +29.6/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +2.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Like new 2021manufactured home in very well-maintained family friendly park that is located right next to Clear Creek. Home features 3 bedrooms, 2 bathrooms, inside laundry room and a very spacious living room, kitchen and dining area. Let's not forget the very functional island breakfast bar area with plenty of room for bar stools. Enjoy morning sunrises or sunsets on the roomy front porch. The mobile home park is located in the historic town of French Gulch. Just a short drive to Whiskeytown Lake, where you can enjoy exploring numerous waterfalls, hiking trails, boating, fishing, paddleboarding or kayaking. Redding is a short drive away for all of your shopping needs.

Key facts

• Historic town
• Manufactured home
• Island breakfast bar

Tags

• MANUFACTURED HOME
• ISLAND BREAKFAST BAR
• FRONT PORCH
• HISTORIC TOWN
• WHISKEYTOWN LAKE
• HIKING TRAILS

Property features AI

Finance

• HOA & community: Located in Clear Creek Mobile Estates (mobile home park)

Exterior

• Parking: Two parking spaces total; One covered carport space; Guest parking available
• Home design: Manufactured home located in a park; Mobile home
• Construction: Metal skirting; Park model listed as United States
• Exterior features: Composition roof; Level topography; Asphalt road access; Corner lot in a mobile home park; Has a view

Interior

• Flooring: Vinyl; Carpet
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Vinyl and carpet flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $127k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#834 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools D+, crime F, amenities 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: 15 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($878 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 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?
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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $135,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13905 Trinity Mountain Rd Unit 80	0.00mi	3/2.0	1,412 (0%)	1mo	$135,000	$96	99
13905 Trinity Mountain Rd #25	0.00mi	2/2.0 (-1)	1,248 (-12%)	14mo	$28,500	$23	64

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: 22.0%
• Equity multiple: 2.25×
• Total profit: $44,391
• Equity at exit: $57,105

10-year hold

• IRR: 23.0%
• Equity multiple: 4.30×
• Total profit: $117,346
• Equity at exit: $88,005

Cash invested: $35,560 (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 96033

• Active inventory: 15
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $456

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 68%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $127,000 Active 38 DOM
2. 2026-06-18
   days on market $127,000 Active 37 DOM
3. 2026-06-17
   days on market $127,000 Active 36 DOM
4. 2026-06-16
   days on market $127,000 Active 35 DOM
5. 2026-06-15
   days on market $127,000 Active 34 DOM
6. 2026-06-14
   days on market $127,000 Active 32 DOM
7. 2026-06-13
   days on market $127,000 Active 31 DOM
8. 2026-06-10
   days on market $127,000 Active 29 DOM
9. 2026-06-09
   days on market $127,000 Active 28 DOM
10. 2026-06-08
    days on market $127,000 Active 27 DOM
11. 2026-06-07
    days on market $127,000 Active 26 DOM
12. 2026-06-03
    days on market $127,000 Active 22 DOM
13. 2026-06-02
    days on market $127,000 Active 21 DOM
14. 2026-06-01
    days on market $127,000 Active 20 DOM
15. 2026-05-31
    days on market $127,000 Active 19 DOM
16. 2026-05-30
    days on market $127,000 Active 18 DOM
17. 2026-05-12
    listed $127,000 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 8 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,264
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,695
• Taxable income: $3,673
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,595/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

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with some clutter and minor repairs needed. Deep cleaning, painting, and landscaping improvements would significantly enhance its value.

Repairs flagged

• Minor Kitchen counters — Cluttered with items
• Minor Bathroom counters — Cluttered with items

Value-add opportunities

• Both Deep cleaning and decluttering — This would improve the home's appearance and make it more marketable
• Both Painting interior walls — Fresh paint can make the home feel more inviting and modern
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Cluttered with items	Minor	$500–3,000
Bathroom counters · Cluttered with items	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Deep cleaning and decluttering — This would improve the home's appearance and make it more marketable ↑
• Both Painting interior walls — Fresh paint can make the home feel more inviting and modern ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance curb appeal and property 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: 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 — French Gulch

• Score: 55/100
• State rank: #834
• US rank: #23173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: French Gulch, CA
• Population (ZIP): 245

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 (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% German 2% Lithuanian 2%
• Foreign-born: 6% · China
• Languages at home: 91% English-only · Chinese 6% Spanish 3%

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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-12 Listed $127,000 SAOR