19451 Hill St · Anderson, CA 96007

$215,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 22 Days on market

9,147 sqft lot Est $315k · 32% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman/Contractor Special -- CASH ONLY. This 3-bedroom, 2-bath home offers solid bones and big potential for the right buyer. Property is being sold as-is/cash only. The HVAC replaced in 2016, the appliances in the kitchen are newer. There is a covered patio for outdoor living and 2 separate shop areas ideal for workspace, storage or a she shed! There is a Carport plus a drive-through garage for easy access and extra parking Bring your tool belt, this home is ready for a new owner to bring their own touch to it and bring it to it's full potential. It has a great layout and a durable structure to build on. Perfect for contractors, investors, or handy buyers.

Key facts

• Drive-through garage
• Covered patio
• 9,147 sq ft lot

Tags

• COVERED PATIO
• DRIVE-THROUGH GARAGE

Property features AI

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Stucco construction; Composition roof; Raised foundation; Built as a residential single-family home
• Exterior features: City lot; Level lot; Asphalt road access; No pool

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fireplace in the living room; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/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 $201k (6.7% below list).
• Recommended offer: $201k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.5% in Anderson — 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 68/100 on livability (#277 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, crime F, amenities F.
• Cascade Union Elementary (suburban): math 25% / reading 32% proficiency, ranked #377 of 517 in CA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 231 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $200,658 (6.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $314,650
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19482 Jacqueline St	0.09mi	3/2.0	1,494 (-4%)	13mo	$315,000	$211	79
6040 Hornbeck Ln	0.53mi	3/2.0	1,540 (-1%)	11mo	$340,000	$221	65
6210 Dolores Ave	0.29mi	4/2.0 (+1)	1,723 (+11%)	1mo	$350,000	$203	62
19465 Hill St	0.04mi	3/2.0	1,780 (+15%)	16mo	$299,900	$168	60
19228 Hill St	0.53mi	2/2.0 (-1)	1,512 (-2%)	11mo	$340,000	$225	57
19325 Hill St	0.35mi	3/2.0	1,348 (-13%)	6mo	$345,000	$256	57
19367 Lucille St	0.24mi	3/2.0	1,358 (-12%)	24mo	$220,000	$162	48
6080 Hornbeck Ln	0.48mi	3/1.0	1,680 (+8%)	14mo	$320,000	$190	48
19601 Spring Gulch Rd	0.42mi	3/1.0	1,324 (-15%)	8mo	$30,000	$23	46
19482 Spring Gulch Rd	0.52mi	3/2.0	1,344 (-13%)	13mo	$246,000	$183	43

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,110
• Equity at exit: $32,057

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $14,101
• Equity at exit: $18,589

Cash invested: $60,200 (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 96007

• Active inventory: 231
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $327

Break-even live

Break-even rent $1,592

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $449	-5% $388	+0% $327	+5% $266	+10% $205
Rent	-10% $169	-5% $248	+0% $327	+5% $406	+10% $486
Rate	-1.0pp $435	-0.5pp $382	base $327	+0.5pp $271	+1.0pp $215

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   statusdays on market $215,000 Pending 22 DOM
2. 2026-06-10
   days on market $215,000 Active 20 DOM
3. 2026-06-09
   days on market $215,000 Active 19 DOM
4. 2026-06-08
   days on market $215,000 Active 18 DOM
5. 2026-06-07
   days on market $215,000 Active 17 DOM
6. 2026-06-05
   days on market $215,000 Active 14 DOM
7. 2026-06-03
   days on market $215,000 Active 13 DOM
8. 2026-06-02
   days on market $215,000 Active 12 DOM
9. 2026-06-01
   days on market $215,000 Active 11 DOM
10. 2026-05-31
    days on market $215,000 Active 10 DOM
11. 2026-05-30
    days on market $215,000 Active 9 DOM
12. 2026-05-21
    listed $215,000 Active

    Show marketing remark (669 chars)

    Handyman/Contractor Special -- CASH ONLY. This 3-bedroom, 2-bath home offers solid bones and big potential for the right buyer. Property is being sold as-is/cash only. The HVAC replaced in 2016, the appliances in the kitchen are newer. There is a covered patio for outdoor living and 2 separate shop areas ideal for workspace, storage or a she shed! There is a Carport plus a drive-through garage for easy access and extra parking Bring your tool belt, this home is ready for a new owner to bring their own touch to it and bring it to it's full potential. It has a great layout and a durable structure to build on. Perfect for contractors, investors, or handy buyers.

13. 2026-05-21
    listed $215,000 Active 669-char remark

    Show marketing remark (669 chars)

    Handyman/Contractor Special -- CASH ONLY. This 3-bedroom, 2-bath home offers solid bones and big potential for the right buyer. Property is being sold as-is/cash only. The HVAC replaced in 2016, the appliances in the kitchen are newer. There is a covered patio for outdoor living and 2 separate shop areas ideal for workspace, storage or a she shed! There is a Carport plus a drive-through garage for easy access and extra parking Bring your tool belt, this home is ready for a new owner to bring their own touch to it and bring it to it's full potential. It has a great layout and a durable structure to build on. Perfect for contractors, investors, or handy buyers.

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$1,143/yr (+$95/mo · 232.6%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,079
• − Mortgage interest: −$12,043
• − Property taxes: −$491
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$6,255
• Taxable income: $362
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $3,839/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: Cascade Union Elementary
• NCES district ID: 0607680
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $35,602
• Composite: 23.56/100
• National rank: #7856
• State rank: #377 of 517 in CA

Livability — Anderson

• Score: 68/100
• State rank: #277
• US rank: #9315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Shasta County · 147,641 people
• City population: 24,768
• Metro: Redding, CA
• Population (ZIP): 24,768
• Household income: $61,357
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 758.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Portuguese 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -191.70%
• Current HPI: 179.6613
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $215,000 TCAOR
• 2026-05-21 Listed $215,000 SAOR

Property tax history

+2.6%/yr

Latest (2025): $491 · +4.0% YoY. Source: county tax records.