1200 3rd St · Redding, CA 96002

$142,000

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 21 Days on market

Built 1952 8,712 sqft lot Est $270k · 47% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute 3 bedroom/1 bath home on a generous sized corner lot! Offers NEW laminate wood floors, fresh interior paint, cozy wood stove, new blinds. Fenced grounds include raised garden beds, lemon, mandarin orange, plum, and nectarine trees. Close to dining, schools, and more.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Lot approximately 0.2 acres (about 8,700 sq ft)

Exterior

• Parking: Detached or attached garage with 1 car space
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; One story; Raised foundation
• Construction: Stucco construction; Composition roof; Raised foundation; Built on one level
• Exterior features: City lot; Level lot; Asphalt road access; No pool

Interior

• Kitchen: Refrigerator
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Wood stove heating; Evaporative cooling
• Interior features: Refrigerator included; Wood burning stove fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $982 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,870 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $269,757
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 2nd St	0.06mi	3/1.0	927 (0%)	3mo	$275,000	$297	95
1105 Layton Rd	0.13mi	3/1.0	927 (0%)	6mo	$275,000	$297	88
1209 C St	0.05mi	3/1.0	1,000 (+8%)	0mo	$289,000	$289	84
1115 5th St	0.16mi	3/1.0	927 (0%)	16mo	$272,000	$293	79
1109 A St	0.14mi	3/1.0	950 (+2%)	18mo	$250,000	$263	74
918 Parsons Dr	0.52mi	3/2.0	936 (+1%)	3mo	$284,000	$303	68
2915 Lowden Ln	0.66mi	3/1.0	976 (+5%)	12mo	$283,700	$291	50
3082 Lawrence Rd	0.59mi	3/1.5	1,000 (+8%)	11mo	$240,000	$240	48
550 Parsons Dr	0.53mi	3/3.5	1,040 (+12%)	4mo	$579,000	$557	42
561 Hartnell Ave	0.43mi	2/1.0 (-1)	1,060 (+14%)	11mo	$230,000	$217	42
403 Beagle Ln	0.72mi	2/1.0 (-1)	820 (-12%)	11mo	$239,000	$291	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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,327
• Equity at exit: $21,173

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,523
• Equity at exit: $12,278

Cash invested: $39,760 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$745
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $194

Break-even live

Break-even rent $1,297

Max offer price $142,000

Occupancy floor 82%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3512 Adams Ln Unit 8 Redding, CA	2.0	1.0	900	$1,375	$1.53	13d	1	0.16mi
3220 C St Redding, CA	2.0	1.5	886	$1,500	$1.69	13d	1	0.18mi
712 Kerryjen Ct Unit B Redding, CA	2.0	1.0	850	$1,300	$1.53	21d	1	0.20mi
1006 2nd St Unit A Redding, CA	2.0	1.0	700	$1,175	$1.68	13d	1	0.20mi
3629 Bechelli Ln Redding, CA	1.0–2.0	1.0	769	$1,650	$2.15	13d	1	0.25mi
1063 Del Sol Pl Unit D Redding, CA	2.0	1.5	941	$1,350	$1.43	13d	1	0.34mi
1013 Echo Rd Redding, CA	2.0	1.0	768	$1,375	$1.79	13d	1	0.38mi
3980 Churn Creek Rd Redding, CA	2.0	1.0	755	$1,295	$1.72	13d	1	0.61mi
2821 Blue View St Redding, CA	2.0	1.0	1000	$1,595	$1.59	13d	1	0.62mi
1295 Downard Ln Apt 5 Redding, CA	2.0	1.0	800	$1,199	$1.50	13d	1	0.82mi
1601 Bramble Pl Unit 4 Redding, CA	2.0	1.0	750	$1,250	$1.67	13d	1	0.93mi
1631 Bramble Pl Unit 1 Redding, CA	2.0	1.0	900	$1,295	$1.44	13d	1	0.96mi
2351 Victor Ave Redding, CA	2.0	1.5	900	$1,400	$1.56	13d	1	1.48mi

Listing history 8 events

1. 2026-05-22
   status Active
2. 2026-05-11
   status Pending
3. 2026-04-24
   listed $142,000 Active
4. 2017-06-20
   soldstatus $155,000 287-char remark

   Show marketing remark (287 chars)

   Check out this cute 3 bedroom/1 bath home on a generous sized corner lot! Offers NEW laminate wood floors, fresh interior paint, cozy wood stove, new blinds. Fenced grounds include raised garden beds, lemon, mandarin orange, plum, and nectarine trees. Close to dining, schools, and more.

5. 2017-06-20
   soldstatus $155,000

   Show marketing remark (287 chars)

   Check out this cute 3 bedroom/1 bath home on a generous sized corner lot! Offers NEW laminate wood floors, fresh interior paint, cozy wood stove, new blinds. Fenced grounds include raised garden beds, lemon, mandarin orange, plum, and nectarine trees. Close to dining, schools, and more.

6. 2017-02-27
   listed $149,900 287-char remark

   Show marketing remark (287 chars)

   Check out this cute 3 bedroom/1 bath home on a generous sized corner lot! Offers NEW laminate wood floors, fresh interior paint, cozy wood stove, new blinds. Fenced grounds include raised garden beds, lemon, mandarin orange, plum, and nectarine trees. Close to dining, schools, and more.

7. 2007-12-27
   soldstatus $154,500
8. 2007-03-01
   soldstatus $139,000

ⓘ 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: $2,652 · $221/mo
• Projected year-2 tax: $2,652 · $221/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 3/10 Moderate
• 🌡 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 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,513
• − Mortgage interest: −$7,954
• − Property taxes: −$2,652
• − Insurance: −$710
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,131
• Taxable income: $104
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,302/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): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• 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

+2.2% since first listed

8 events — show timeline

• 2026-05-22 Relisted — SAOR
• 2026-05-11 Pending — SAOR
• 2026-04-24 Listed $142,000 SAOR
• 2017-06-20 Sold (Public Records) $155,000 Public Records
• 2017-06-20 Sold (MLS) $155,000 SAOR
• 2017-02-27 Listed $149,900 SAOR
• 2007-12-27 Sold (Public Records) $154,500 Public Records
• 2007-03-01 Sold (Public Records) $139,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,652 · +1.5% YoY. Source: county tax records.