30889 Bambi Dr · Shingletown, CA 96088

$206,250

3 bd · 3.0 ba · 1,412 sqft · SingleFamily public records · 182 Days on market

Built 1974 0.93 ac lot Est $270k · 24% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• 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

MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

Key facts

• 0.93 acre lot
• Built 1974
• Listed 181 days

Property features AI

Exterior

• Parking: Oversized parking
• Utilities: Septic tank; Other utilities
• Home design: Single-family residence; Two levels; Residential property
• Construction: Wood siding exterior; Composition roof; Raised foundation; Built with wood construction
• Exterior features: Lot approximately 0.93 acres; Road surface: other

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; No central cooling
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: amenities F, commute 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.
• Zoned schools: Black Butte Elementary (149 students, 74% FRL); Black Butte Junior High (75 students, 65% FRL); Foothill High (math 45% / reading 70%, grade C, #232 of 1,170 statewide, top 20%, 1,398 students, 42% FRL) — zoned schools average 61% FRL vs 16% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $181,500 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $269,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30882 Snowbird Ln	0.15mi	3/3.0	1,586 (+12%)	5mo	$269,900	$170	68
7324 Chip-n-dale Dr	0.23mi	2/2.0 (-1)	1,318 (-7%)	4mo	$265,000	$201	66
30696 Thumper Dr	0.40mi	4/2.0 (+1)	1,456 (+3%)	8mo	$252,000	$173	60
7341 Shasta Forest Dr	0.53mi	3/2.0	1,305 (-8%)	1mo	$255,000	$195	58
30588 Shingletown Ridge Rd	0.54mi	2/2.0 (-1)	1,500 (+6%)	4mo	$135,000	$90	52
30839 Tinkerbell Ln	0.39mi	2/1.5 (-1)	1,525 (+8%)	10mo	$230,000	$151	49
30691 Thumper Dr	0.38mi	2/2.0 (-1)	1,588 (+12%)	6mo	$299,000	$188	48
7355 Shasta Forest Dr	0.53mi	3/2.0	1,212 (-14%)	6mo	$240,000	$198	42
30507 Figaro Dr	0.56mi	2/2.0 (-1)	1,270 (-10%)	8mo	$242,000	$191	42
30853 Tinkerbell Ln	0.38mi	2/2.0 (-1)	1,200 (-15%)	9mo	$176,250	$147	40
7220 Shasta Forest Dr	0.63mi	2/2.0 (-1)	1,239 (-12%)	2mo	$242,000	$195	39
30681 Sleepy Hollow Dr	0.66mi	2/2.0 (-1)	1,246 (-12%)	10mo	$330,000	$265	33

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-16,933
• Equity at exit: $30,753

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $6,582
• Equity at exit: $17,833

Cash invested: $57,750 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,082
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $258

Break-even live

Break-even rent $1,808

Max offer price $206,250

Occupancy floor 83%

Sensitivity live

Price	-10% $375	-5% $317	+0% $258	+5% $200	+10% $142
Rent	-10% $90	-5% $174	+0% $258	+5% $343	+10% $427
Rate	-1.0pp $362	-0.5pp $311	base $258	+0.5pp $205	+1.0pp $151

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: $51,562
• Closing costs: $6,188
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $206,250 Active 182 DOM
2. 2026-06-19
   days on market $206,250 Active 180 DOM
3. 2026-06-18
   days on market $206,250 Active 179 DOM
4. 2026-06-17
   days on market $206,250 Active 178 DOM
5. 2026-06-16
   days on market $206,250 Active 177 DOM
6. 2026-06-15
   days on market $206,250 Active 176 DOM
7. 2026-06-14
   days on market $206,250 Active 174 DOM
8. 2026-06-12
   days on market $206,250 Active 173 DOM
9. 2026-06-10
   days on market $206,250 Active 171 DOM
10. 2026-06-09
    days on market $206,250 Active 170 DOM
11. 2026-06-08
    days on market $206,250 Active 169 DOM
12. 2026-06-07
    days on market $206,250 Active 168 DOM
13. 2026-06-03
    days on market $206,250 Active 164 DOM
14. 2026-06-02
    days on market $206,250 Active 163 DOM
15. 2026-06-01
    days on market $206,250 Active 162 DOM
16. 2026-05-31
    days on market $206,250 Active 161 DOM
17. 2026-05-30
    days on market $206,250 Active 160 DOM
18. 2025-12-22
    listed $206,250 Active
19. 2023-11-07
    soldstatus $285,000 Closed 747-char remark

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

20. 2023-11-07
    soldstatus $285,000

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

21. 2023-09-12
    status Pending 747-char remark

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

22. 2023-09-08
    price $285,000 747-char remark

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

23. 2023-08-22
    price $299,900 747-char remark

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

24. 2023-08-15
    price $359,000 747-char remark

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

25. 2023-08-01
    listed $379,900 Active 747-char remark

    Show marketing remark (747 chars)

    MASSIVE 1694 sq. ft. Detached Gar/Shop/Game room sets this village home apart! Go up the long wooded driveway to a beautiful ''A'' frame home sitting on . 93 of an acre, with 2 bedrooms and 1 bath upstairs and the master bedroom and 1 bath downstairs. This home has features such as a 3 year old steel roof, dual pane Low-E vinyl windows, entire home reinsulated (attic, side storage areas and bottom of the home), T & G knotty pine ceilings, walls & kitchen cabinets, Wood burning fireplace insert PLUS monitor heater, propane heater, whole house fan and ceiling fans. Propane stove and water heater. Septic leach field recently replaced! Bring your toys and live among the trees! Embrace the comfort and charm this home has to offer!

26. 2000-04-21
    soldstatus $85,500

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,621
• − Mortgage interest: −$11,553
• − Property taxes: −$3,130
• − Insurance: −$1,031
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$6,000
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $3,147/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

+141.2% since first listed

9 events — show timeline

• 2025-12-22 Listed $206,250 SAOR
• 2023-11-07 Sold (Public Records) $285,000 Public Records
• 2023-11-07 Sold (MLS) $285,000 SAOR
• 2023-09-12 Pending — SAOR
• 2023-09-08 Price Changed $285,000 SAOR
• 2023-08-22 Price Changed $299,900 SAOR
• 2023-08-15 Price Changed $359,000 SAOR
• 2023-08-01 Listed $379,900 SAOR
• 2000-04-21 Sold (Public Records) $85,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,130 · +1.5% YoY. Source: county tax records.