180 South Main St · Red Bluff, CA 96080

$75,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 207 Days on market

Built 1986 Est $114k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

Key facts

• Updated toilets
• Gas stove
• Granite counters

Tags

• LEISURE LAKE ESTATES
• UPDATED TOILETS
• UPDATED BATHROOM FLOORING
• GAS STOVE
• GRANITE COUNTERS
• PAINTED KITCHEN CABINETS

Property features AI

Exterior

• Parking: Attached carport; Has carport; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (Residential); Located in a manufactured home park (Leisure Lake Estates)
• Construction: 56-foot mobile home (Kaufman/Broad model)
• Exterior features: Covered patio/porch; Deck; Back yard fencing; Shed(s)

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; 1 fireplace
• Interior features: Breakfast bar; Ceiling fan(s); Granite counters; Vaulted ceilings; Walk-in closet(s); Window coverings
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 3.7% in Red Bluff — 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 58/100 on livability (#698 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A-; Watch: cost of living D, crime F, amenities F.
• Red Bluff Union Elementary (town): math 20% / reading 31% proficiency, ranked #418 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 262 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tehama County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 20y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $75k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.33% ✓
• Cap rate: 21.37%
• Cash-on-cash: 53.84%
• DSCR: 3.40
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $114,464
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 #50 S Main St	0.14mi	3/2.0	1,512 (-4%)	14mo	$85,000	$56	76
180 #22 S Main St	0.17mi	2/2.0 (-1)	1,536 (-2%)	19mo	$50,000	$33	68
350 Gilmore Rd #81	0.35mi	2/2.0 (-1)	1,560 (-0%)	14mo	$215,000	$138	66
350 Gilmore Rd #16	0.35mi	2/2.0 (-1)	1,440 (-8%)	1mo	$180,000	$125	65
180 South Main St Unit SP 51	0.14mi	2/2.0 (-1)	1,440 (-8%)	13mo	$105,000	$73	64
180 Sp 29 S Main St	0.14mi	2/2.0 (-1)	1,440 (-8%)	17mo	$80,000	$56	61
350 #93 Gilmore Rd	0.35mi	2/2.0 (-1)	1,440 (-8%)	11mo	$206,000	$143	56
180 Main St	0.16mi	2/2.0 (-1)	1,344 (-14%)	15mo	$29,900	$22	51
22050 Gilmore Ranch Rd	0.65mi	2/2.0 (-1)	1,440 (-8%)	12mo	$219,000	$152	41

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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 3.11×
• Total profit: $44,344
• Equity at exit: $11,183

10-year hold

• IRR: 54.5%
• Equity multiple: 5.86×
• Total profit: $102,058
• Equity at exit: $6,485

Cash invested: $21,000 (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 96080

• Rents YoY: 1.0%
• Active inventory: 262
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $942

Break-even live

Break-even rent $556

Max offer price $75,000

Occupancy floor 41%

Sensitivity live

Price	-10% $985	-5% $963	+0% $942	+5% $921	+10% $900
Rent	-10% $804	-5% $873	+0% $942	+5% $1,011	+10% $1,080
Rate	-1.0pp $980	-0.5pp $961	base $942	+0.5pp $923	+1.0pp $903

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-15
   statusdays on market $75,000 Pending 207 DOM
2. 2026-06-14
   days on market $75,000 Active 206 DOM
3. 2026-06-12
   days on market $75,000 Active 205 DOM
4. 2026-06-09
   days on market $75,000 Active 202 DOM
5. 2026-06-08
   days on market $75,000 Active 201 DOM
6. 2026-06-07
   days on market $75,000 Active 200 DOM
7. 2026-06-05
   days on market $75,000 Active 197 DOM
8. 2026-06-03
   days on market $75,000 Active 196 DOM
9. 2026-06-02
   days on market $75,000 Active 195 DOM
10. 2026-06-01
    days on market $75,000 Active 194 DOM
11. 2026-05-31
    days on market $75,000 Active 193 DOM
12. 2026-05-30
    days on market $75,000 Active 192 DOM
13. 2026-04-22
    price $75,000
14. 2026-01-05
    price $80,000
15. 2025-12-17
    soldstatus $48,500 Closed 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

16. 2025-12-16
    status Pending 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

17. 2025-12-07
    historical Active Under Contract 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

18. 2025-12-01
    status Active 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

19. 2025-12-01
    price $55,000 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

20. 2025-11-25
    listed $85,000 Active
21. 2025-11-19
    listed $85,000 Active
22. 2025-11-17
    soldstatus $62,500 Closed
23. 2025-10-22
    status Pending
24. 2025-09-15
    price $79,000

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

25. 2025-09-15
    price $59,900 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

26. 2025-08-27
    listed $70,000 Active 521-char remark

    Show marketing remark (521 chars)

    Charming 2 bedroom, 2 bath mobile home in a desirable senior park. Features include newer mini-split units, laminate flooring, and vinyl-clad windows for year-round comfort. A spacious deck offers room to relax or entertain, while the powered shed provides extra storage or workshop space. For accessibility, this home is equipped with a convenient wheelchair lift, making entry easy and safe. Additional highlights include 3 covered parking spaces. Move-in ready and thoughtfully maintained! Space rent currently $518.01

27. 2025-08-18
    price $88,500
28. 2025-05-29
    listed $98,500 Active
29. 2025-03-27
    soldstatus $29,900 Closed
30. 2025-03-18
    historical Active Under Contract
31. 2024-12-04
    listed $40,000 Active
32. 2024-02-13
    soldstatus $60,000 Closed
33. 2024-02-02
    soldstatus $55,000 Closed
34. 2024-01-24
    status Pending
35. 2023-12-06
    price $60,000
36. 2023-11-29
    price $64,900
37. 2023-09-26
    price $65,000
38. 2023-09-07
    price $69,900
39. 2023-08-27
    status Active
40. 2023-08-27
    price $69,500
41. 2023-08-17
    price $74,900
42. 2023-08-17
    historical
43. 2023-08-04
    listed $79,900 Active
44. 2023-07-25
    price $75,000
45. 2023-06-28
    listed $79,900 Active
46. 2023-06-28
    listed $79,900 Active
47. 2023-06-19
    listed $80,000 Active
48. 2023-03-24
    soldstatus $62,000 Closed
49. 2023-03-17
    status Pending
50. 2023-03-10
    soldstatus $87,000 Closed

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$390/yr (+$32/mo · 215.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,988
• − Mortgage interest: −$4,201
• − Property taxes: −$180
• − Insurance: −$375
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$2,182
• Taxable income: $10,691
• Est. tax owed @ 24.0%: −$2,566
• After-tax cash flow: $8,739/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: Red Bluff Union Elementary
• NCES district ID: 0631980
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $37,109
• Composite: 21.2/100
• National rank: #8416
• State rank: #418 of 517 in CA

Livability — Red Bluff

• Score: 58/100
• State rank: #698
• US rank: #21144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bluff, CA
• County: Tehama County · 31,554 people
• City population: 31,554
• Metro: Red Bluff, CA
• Population (ZIP): 31,554
• Household income: $66,076
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 981.0

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 13% Native American 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.80%
• Current HPI: 246.877
• Rent YoY: ▲ 0.98%
• Metro: Red Bluff, 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

+0.0% since first listed

80 events — show timeline

• 2026-04-22 Price Changed $75,000 TCAOR
• 2026-01-05 Price Changed $80,000 TCAOR
• 2025-12-17 Sold (MLS) $48,500 TCAOR
• 2025-12-16 Pending — TCAOR
• 2025-12-07 Contingent — TCAOR
• 2025-12-01 Relisted — TCAOR
• 2025-12-01 Price Changed $55,000 TCAOR
• 2025-11-25 Listed $85,000 SAOR
• 2025-11-19 Listed $85,000 TCAOR
• 2025-11-17 Sold (MLS) $62,500 TCAOR
• 2025-10-22 Pending — TCAOR
• 2025-09-15 Price Changed $79,000 TCAOR
• 2025-09-15 Price Changed $59,900 TCAOR
• 2025-08-27 Listed $70,000 TCAOR
• 2025-08-18 Price Changed $88,500 TCAOR
• 2025-05-29 Listed $98,500 TCAOR
• 2025-03-27 Sold (MLS) $29,900 SAOR
• 2025-03-18 Contingent — SAOR
• 2024-12-04 Listed $40,000 SAOR
• 2024-02-13 Sold (MLS) $60,000 TCAOR
• 2024-02-02 Sold (MLS) $55,000 TCAOR
• 2024-01-24 Pending — TCAOR
• 2023-12-06 Price Changed $60,000 TCAOR
• 2023-11-29 Price Changed $64,900 TCAOR
• 2023-09-26 Price Changed $65,000 TCAOR
• 2023-09-07 Price Changed $69,900 TCAOR
• 2023-08-27 Relisted — TCAOR
• 2023-08-27 Price Changed $69,500 TCAOR
• 2023-08-17 Price Changed $74,900 TCAOR
• 2023-08-17 Delisted — TCAOR
• 2023-08-04 Listed $79,900 TCAOR
• 2023-07-25 Price Changed $75,000 TCAOR
• 2023-06-28 Listed $79,900 SAOR
• 2023-06-28 Listed $79,900 TCAOR
• 2023-06-19 Listed $80,000 TCAOR
• 2023-03-24 Sold (MLS) $62,000 TCAOR
• 2023-03-17 Pending — TCAOR
• 2023-03-10 Sold (MLS) $87,000 TCAOR
• 2023-03-01 Pending — TCAOR
• 2023-02-20 Price Changed $89,500 TCAOR
• 2023-02-14 Listed $79,850 TCAOR
• 2023-02-01 Listed $68,000 TCAOR
• 2023-01-20 Sold (MLS) $60,000 TCAOR
• 2023-01-06 Pending — TCAOR
• 2022-12-13 Price Changed $64,500 TCAOR
• 2022-11-30 Listed $69,900 TCAOR
• 2022-11-01 Price Changed $69,500 TCAOR
• 2022-10-15 Price Changed $72,000 TCAOR
• 2022-05-23 Listed $75,000 TCAOR
• 2022-05-20 Sold (MLS) $93,125 TCAOR
• 2022-05-02 Sold (MLS) $60,000 TCAOR
• 2022-03-21 Listed $99,000 TCAOR
• 2022-03-18 Sold (MLS) $39,000 TCAOR
• 2022-02-10 Listed $60,000 TCAOR
• 2021-11-20 Listed $69,900 TCAOR
• 2021-10-21 Listed $45,500 TCAOR
• 2021-08-06 Sold (MLS) $80,000 TCAOR
• 2021-05-07 Sold (MLS) $40,000 TCAOR
• 2021-04-20 Listed $80,000 TCAOR
• 2021-04-13 Listed $37,500 TCAOR
• 2021-03-03 Sold (MLS) $70,000 TCAOR
• 2020-10-28 Listed $70,000 TCAOR
• 2020-07-16 Listed $85,000 TCAOR
• 2018-07-28 Listed $79,000 TCAOR
• 2016-05-16 Listed $44,900 TCAOR
• 2015-11-22 Listed $49,500 TCAOR
• 2011-03-03 Sold (MLS) $4,000 CRMLS
• 2009-11-30 Sold (MLS) $35,000 CRMLS
• 2008-08-28 Sold (MLS) $22,000 CRMLS
• 2008-05-01 Sold (MLS) $23,000 CRMLS
• 2007-09-21 Sold (MLS) $54,600 CRMLS
• 2007-08-14 Sold (MLS) $145,000 CRMLS
• 2007-06-22 Sold (MLS) $35,000 CRMLS
• 2007-05-10 Sold (MLS) $71,000 CRMLS
• 2007-03-06 Sold (MLS) $33,000 CRMLS
• 2007-01-15 Sold (MLS) $45,000 CRMLS
• 2006-07-31 Sold (MLS) $55,000 CRMLS
• 2006-07-06 Sold (MLS) $62,900 CRMLS
• 2006-05-31 Sold (MLS) $72,000 CRMLS
• 2006-03-09 Listed $75,000 CRMLS

Property tax history

-3.7%/yr

Latest (2025): $180 · +2.3% YoY. Source: county tax records.