2381 S Bonnyview Rd · Redding, CA 96001

$325,000

5 bd · 2.5 ba · 2,000 sqft · SingleFamily · 124 Days on market

0.54 ac lot Est $492k · 34% under ↓ 40% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Live it. Work it. Rent it. Build it. Opportunities like this don't come around often. Set on over half an acre and zoned General Commercial, this one-of-a-kind property delivers serious flexibility with two separate homes and two shop spaces all on one flat, highly usable lot. The front residence is move-in ready, offering 3 bedrooms, 1.5 baths, a large open living area, and an attached 800± sq ft shop perfect for a business headquarters, creative space, or serious storage. Tucked toward the back of the property is a second home with 2 bedrooms, 1 bathroom, and an attached garage. It's ready for a refresh and loaded with upside—ideal for rental income, guest quarters, or expand

Key facts

• Over half an acre
• Two separate homes
• Two shop spaces

Tags

• OVER HALF AN ACRE
• ZONED GENERAL COMMERCIAL
• TWO SEPARATE HOMES
• TWO SHOP SPACES
• FLAT HIGHLY USABLE LOT
• LARGE OPEN LIVING AREA

Property features AI

Exterior

• Parking: 4-car garage; Boat parking available
• Utilities: Septic tank
• Home design: Single family residence; One level; Residential property
• Construction: Built with brick, stucco, wood siding, and lap siding; Composition roof; Raised foundation
• Exterior features: City lot, level; Asphalt road access

Interior

• Flooring: Tile; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Has heating; No cooling
• Interior features: Fireplace in the living room with an insert; Tile, vinyl, and carpet flooring

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $23 ($271/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (22.5% below list).
• Recommended offer: $252k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Bonny View Elementary (math 52% / reading 62%, grade C+, #276 of 1,571 statewide, top 19%, 288 students, 64% FRL); Sequoia Middle (math 31% / reading 45%, grade F, #162 of 498 statewide, top 33%, 411 students, 69% FRL); Shasta High (math 53% / reading 76%, grade B-, #165 of 1,170 statewide, top 15%, 1,333 students, 44% FRL) — zoned schools average 59% FRL vs 16% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 339 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $10k 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 124 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $252,006 (22.5% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $492,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2520 Star Dr	0.45mi	4/2.0 (-1)	2,072 (+4%)	12mo	$340,000	$164	56
2458 Calgary Pl	0.51mi	4/2.0 (-1)	2,036 (+2%)	20mo	$500,000	$246	50
2690 Calgary Pl	0.55mi	4/2.5 (-1)	2,108 (+5%)	14mo	$515,000	$244	49
6323 Oxbow St	0.59mi	4/2.0 (-1)	1,818 (-9%)	4mo	$600,000	$330	47
6338 Oxbow St	0.58mi	4/2.0 (-1)	2,038 (+2%)	22mo	$579,000	$284	45
6355 Paso Dr	0.64mi	4/2.0 (-1)	1,854 (-7%)	8mo	$310,000	$167	45
6425 Beretta Ln	0.56mi	4/2.0 (-1)	1,818 (-9%)	16mo	$490,000	$270	38
5300 Cedars Rd	0.72mi	4/2.5 (-1)	1,814 (-9%)	11mo	$430,000	$237	37

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-39,290
• Equity at exit: $48,459

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $21,500
• Equity at exit: $28,100

Cash invested: $91,000 (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: 339
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,520 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $23

Break-even live

Break-even rent $2,491

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $207	-5% $115	+0% $23	+5% $-69	+10% $-161
Rent	-10% $-176	-5% $-77	+0% $23	+5% $122	+10% $222
Rate	-1.0pp $186	-0.5pp $105	base $23	+0.5pp $-62	+1.0pp $-147

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-05
   days on market $325,000 Active 124 DOM
2. 2026-06-03
   days on market $325,000 Active 123 DOM
3. 2026-06-02
   days on market $325,000 Active 122 DOM
4. 2026-06-01
   days on market $325,000 Active 121 DOM
5. 2026-05-31
   days on market $325,000 Active 120 DOM
6. 2026-05-30
   days on market $325,000 Active 119 DOM
7. 2026-03-10
   price $325,000
8. 2026-03-10
   status Active
9. 2026-02-03
   status Pending
10. 2026-01-15
    status Active
11. 2026-01-02
    status Pending
12. 2025-12-15
    listed $315,000 Active
13. 2025-04-23
    historical
14. 2025-04-11
    listed $541,000 Active

ⓘ 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: $1,542 · $128/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$928/yr (+$77/mo · 60.2%)

ⓘ 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 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: $30,241
• − Mortgage interest: −$18,205
• − Property taxes: −$1,542
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$9,455
• Taxable loss: −$5,424
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $1,573/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

-39.9% since first listed

8 events — show timeline

• 2026-03-10 Price Changed $325,000 SAOR
• 2026-03-10 Relisted — SAOR
• 2026-02-03 Pending — SAOR
• 2026-01-15 Relisted — SAOR
• 2026-01-02 Pending — SAOR
• 2025-12-15 Listed $315,000 SAOR
• 2025-04-23 Delisted — SAOR
• 2025-04-11 Listed $541,000 SAOR

Property tax history

+1.3%/yr

Latest (2025): $1,542 · +1.4% YoY. Source: county tax records.