370 Logwood Dr #221 · Redding, CA 96003

$103,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 49 Days on market

Built 1977 $107/sqft · 53% above area Est $73k · 41% over ↓ 5% 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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

''THE REDWOODS MOBILE HOME PARK'' - A very popular Senior Park. Centrally located. Close to shopping, restaurants, highway, medical, and Lake Shasta. This home has many smart ready features. Just ask Alexa to turn on/off lights (kitchen ceiling & kitchen cabinet, master bedroom, hallway, dining, office, & porch), adjust the thermostat, open/close honeycomb shades, and even lock/unlock the front or back door. Remodeled 2018-2019: custom kitchen - soft close cabinets & drawer, granite counters & large island, Bosch dishwasher, double convection oven with a water reservoir, 800 CFM stove top fan with steam clean, touch faucet with a granite composite sink, side by side

Key facts

• Custom kitchen
• Bosch dishwasher
• Soft close cabinets

Tags

• CUSTOM KITCHEN
• SOFT CLOSE CABINETS
• GRANITE COUNTERS
• LARGE ISLAND
• BOSCH DISHWASHER
• DOUBLE CONVECTION OVEN

Property features AI

Exterior

• Parking: Carport with 3 spaces
• Utilities: Level topography
• Home design: Manufactured in park (Mobile Home)
• Construction: Metal siding; Metal skirting; Other foundation; Other roof; Built as a mobile home; Located in Redwoods park
• Exterior features: Awning(s); Deck; Fenced

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Convection oven; Oven; Cooktop; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Central air; Has heating
• Interior features: Dishwasher; Disposal; Microwave; Convection oven; Oven; Cooktop; Refrigerator; Washer; Dryer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $103k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $712 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $72,906
• List price: $103,000
• Delta: 41.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Milkwood Dr #188	0.05mi	3/2.0 (+1)	928 (-3%)	1mo	$57,000	$61	86
1187 Mountain Shadows Blvd #162	0.29mi	2/1.0	980 (+2%)	4mo	$64,000	$65	76
1120 Shawnee Trl	0.39mi	2/2.0	976 (+2%)	5mo	$109,500	$112	75
1269 Mountain Shadows Blvd	0.24mi	2/2.0	896 (-7%)	6mo	$52,500	$59	73
432 Red Cedar DR Sp#91 Dr	0.16mi	2/2.0	1,040 (+8%)	9mo	$80,500	$77	71
493 Bitterroot Dr. Dr #46	0.26mi	2/2.0	1,040 (+8%)	10mo	$60,000	$58	66
472 Red Cedar Dr #86	0.19mi	2/2.0	1,080 (+12%)	8mo	$40,000	$37	64
4880 Hardwood Blvd #71	0.19mi	2/2.0	1,080 (+12%)	16mo	$63,500	$59	56
4518 Big Eagle Ln	0.35mi	2/2.0	1,056 (+10%)	14mo	$85,000	$80	55
888 Shawnee Trl	0.34mi	2/2.0	1,080 (+12%)	11mo	$95,000	$88	54
1257 Mountain Shadows Blvd	0.25mi	2/1.0	840 (-12%)	14mo	$40,000	$48	52
4710 Maple Trl Unit Los Robles	0.27mi	3/2.0 (+1)	1,104 (+15%)	14mo	$115,000	$104	45

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: 13.0%
• Equity multiple: 1.54×
• Total profit: $15,525
• Equity at exit: $15,358

10-year hold

• IRR: 24.1%
• Equity multiple: 3.39×
• Total profit: $68,846
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $435

Break-even live

Break-even rent $901

Max offer price $103,000

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4490 Alder St Unit C Redding, CA	2.0	1.0	900	$1,150	$1.28	21d	1	0.20mi
400 Lake Blvd Redding, CA	2.0	1.5	900	$1,310	$1.46	13d	1	0.29mi
4296 Clay St Unit 17 Redding, CA	2.0	1.5	900	$1,395	$1.55	21d	1	0.31mi
335 Buckeye Ter Unit 2 Redding, CA	2.0	1.5	800	$1,399	$1.75	21d	1	0.37mi
701 Redwood Blvd Redding, CA	2.0	1.5–2.5	1163	$1,820	$1.56	13d	1	0.38mi
4433 White River Dr Redding, CA	2.0	2.0	1100	$1,500	$1.36	43d	1	0.46mi
130 Masonic Ave Apt 9 Redding, CA	2.0	1.0	780	$1,200	$1.54	43d	1	0.48mi
150 Masonic Ave Unit 1 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	0.51mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	0.52mi
636 Lake Blvd Redding, CA	2.0–3.0	1.0–2.0	986	$1,295	$1.31	13d	8	0.61mi
5391 Stonethrow Ct Redding, CA	3.0	2.0	1100	$1,895	$1.72	43d	1	0.62mi
4288 Bradley Dr Redding, CA	3.0	2.0	1008	$1,950	$1.93	21d	1	0.74mi
333 Boulder Creek Dr Redding, CA	1.0–2.0	1.0	780	$1,000	$1.28	13d	1	0.80mi
251 Hilltop Dr Redding, CA	1.0–2.0	1.0–2.0	757	$1,475	$1.95	13d	1	0.85mi
3717 Saint Nicholas Ave Unit 5 Redding, CA	1.0	1.0	650	$1,150	$1.77	43d	1	0.87mi
5576 Mountain View Dr Redding, CA	2.0	1.0	776	$1,200	$1.55	13d	1	0.91mi
3465 Magnums Way Apt 2 Redding, CA	3.0	2.0	1080	$1,775	$1.64	43d	1	1.26mi
500 Hilltop Dr Redding, CA	2.0–3.0	2.0–3.0	1282	$1,700	$1.33	13d	4	1.36mi
1477 Mishka Ct Apt 3 Redding, CA	2.0	1.5	800	$1,225	$1.53	21d	1	1.43mi

Listing history 17 events

1. 2026-06-19
   days on market $103,000 Active 49 DOM
2. 2026-06-18
   days on market $103,000 Active 48 DOM
3. 2026-06-17
   days on market $103,000 Active 47 DOM
4. 2026-06-16
   days on market $103,000 Active 46 DOM
5. 2026-06-15
   days on market $103,000 Active 45 DOM
6. 2026-06-14
   days on market $103,000 Active 43 DOM
7. 2026-06-13
   days on market $103,000 Active 42 DOM
8. 2026-06-10
   days on market $103,000 Active 40 DOM
9. 2026-06-09
   days on market $103,000 Active 39 DOM
10. 2026-06-08
    days on market $103,000 Active 38 DOM
11. 2026-06-07
    days on market $103,000 Active 37 DOM
12. 2026-06-03
    days on market $103,000 Active 33 DOM
13. 2026-06-02
    days on market $103,000 Active 32 DOM
14. 2026-06-01
    pricedays on market $103,000 Active 31 DOM
15. 2026-05-31
    days on market $108,000 Active 30 DOM
16. 2026-05-30
    days on market $108,000 Active 29 DOM
17. 2026-05-01
    listed $108,000 Active 1427-char remark

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,421
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,996
• Taxable income: $3,808
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,307/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: 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 — 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): 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

-4.6% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $103,000 SAOR
• 2026-05-01 Listed $108,000 SAOR