3835 Gardiner Fry #62 · Vina, CA 96021

$110,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 46 Days on market

Built 2000 20 ac lot Est $120k · 8% 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 +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

STOP!! TAKE A LOOK AT THIS ONE!! 2000 Skyline/Summerhill Manufactured Home in Woodson Bridge Estates - a 55+ Senior Park - located on the high side of the Sacramento River (Per several reports this park is NOT in a Flood Zone). This home has 3 bedrooms, 2 bathrooms, 2 Car attached Garage, large parking area. 1,344 sq. ft. of living area. Nice front porch to enjoy the quiet neighborhood in the early morning or evening hours. This house has Hardie board siding. DON'T MISS THIS ONE! Woodson Bridge Estates is one of the nicest parks in Tehama County, you will enjoy many community events that take place in the Club House. Billiards, Card Games, Senior Exercise; Holiday get togethers, Friday nig

Key facts

• Not in a flood zone
• Manufactured home
• Pool

Tags

• MANUFACTURED HOME
• NOT IN A FLOOD ZONE
• HARDIE BOARD SIDING
• QUIET NEIGHBORHOOD
• POOL
• JACUZZI

Property features AI

Finance

• Other: Park name: Woodson Bridge Estates; Access via paved county road
• Financial info: Land lease in park (monthly)
• HOA & community: Located in a senior community; Community features include gutters, curbs, street lighting, park and dog park

Exterior

• Parking: Attached front-entry garage; Two garage parking spaces; Two total parking spaces
• Utilities: Propane connected; Electricity connected (220V in laundry); Sewer connected to public sewer; Water connected (private — see remarks); Telephone on property
• Home design: Single-story home; Main-level entry; Mobile home model: Summerhill-9133CT; Mobile home remains on the lot; Double-wide body type
• Construction: Hardee Plank siding; Composition roof; Pillar/post/pier foundation; Built according to public records
• Exterior features: Front porch; Porch; Rain gutters; In-ground community pool (fenced); Wood fencing; One shed on the property; Cement board skirting

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Propane oven; Propane stove; Dishwasher; Vented exhaust fan; Tankless water heater
• Bedrooms: All bedrooms on the main level; Single-story home (all bedrooms down)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms with separate tub and shower; Bathtub; Shower-in-tub; Exhaust fans in bathrooms
• Heating & cooling: Central cooling; Central furnace heating; Propane heating; Solar heating
• Interior features: Ceiling fan; Double pane windows; Community spa
• Laundry & utility: Washer included; Dryer included; Washer and dryer hookups; Electric dryer hookup; Laundry located inside in its own room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,345 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools F, amenities F, commute F.
• Corning Union High (rural): math 12% / reading 41% proficiency, ranked #1,151 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 175 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $119,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3835 Gardiner Ferry Rd #1	0.01mi	2/2.0 (-1)	1,416 (+5%)	3mo	$135,000	$95	83
3835 Gardiner Ferry Rd #105	0.01mi	3/2.0	1,440 (+7%)	13mo	$128,500	$89	77
3835 GARDINER Fry #82	0.01mi	3/2.0	1,440 (+7%)	14mo	$110,000	$76	76
3835 Gardiner Ferry Rd #28	0.01mi	2/2.0 (-1)	1,440 (+7%)	9mo	$105,000	$73	75
3835 Gardiner Ferry Rd #94	0.01mi	2/2.0 (-1)	1,440 (+7%)	16mo	$120,000	$83	69
3835 Gardiner Ferry Rd Rd #76	0.01mi	3/2.0	1,223 (-9%)	24mo	$115,000	$94	64
3835 Gardiner Ferry Rd #89	0.01mi	2/2.0 (-1)	1,248 (-7%)	23mo	$95,000	$76	63
3835 GARDINER Fry #95	0.01mi	2/2.0 (-1)	1,152 (-14%)	19mo	$115,000	$100	55

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $21,697
• Equity at exit: $16,401

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $69,653
• Equity at exit: $9,511

Cash invested: $30,800 (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 96021

• Home prices YoY: -34.8%
• Active inventory: 175
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $621

Break-even live

Break-even rent $815

Max offer price $110,000

Occupancy floor 56%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 46 DOM
2. 2026-06-18
   days on market $110,000 Active 45 DOM
3. 2026-06-17
   days on market $110,000 Active 44 DOM
4. 2026-06-16
   days on market $110,000 Active 43 DOM
5. 2026-06-15
   days on market $110,000 Active 42 DOM
6. 2026-06-14
   days on market $110,000 Active 40 DOM
7. 2026-06-13
   days on market $110,000 Active 39 DOM
8. 2026-06-10
   days on market $110,000 Active 37 DOM
9. 2026-06-09
   days on market $110,000 Active 36 DOM
10. 2026-06-08
    days on market $110,000 Active 35 DOM
11. 2026-06-07
    days on market $110,000 Active 34 DOM
12. 2026-06-05
    days on market $110,000 Active 31 DOM
13. 2026-06-03
    days on market $110,000 Active 30 DOM
14. 2026-06-02
    days on market $110,000 Active 29 DOM
15. 2026-06-01
    days on market $110,000 Active 28 DOM
16. 2026-05-31
    days on market $110,000 Active 27 DOM
17. 2026-05-30
    days on market $110,000 Active 26 DOM
18. 2026-05-04
    listed $110,000 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: $254 · $21/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$582/yr (+$49/mo · 229.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 8/10 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 35 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,217
• − Mortgage interest: −$6,162
• − Property taxes: −$254
• − Insurance: −$550
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$3,200
• Taxable income: $5,977
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $6,021/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: Corning Union High
• NCES district ID: 0609810
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $39,060
• Composite: 25.18/100
• National rank: #12925
• State rank: #1151 of 1400 in CA

Livability — Vina

• Score: 44/100
• State rank: #1345
• US rank: #26820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,076

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 20% Asian 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -145.81%
• Current HPI: 272.9407
• 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

• 2026-05-04 Listed $110,000 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $254 · +0.7% YoY. Source: county tax records.