481 Twin View Blvd #63 · Redding, CA 96003

$28,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 263 Days on market

Manufactured home 55+ age-restricted Fair condition $28/sqft · 57% below area ↓ 25% 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.9

Listing remarks MLS

This AFFORDABLE and Charming 2 bedroom, 2 bath home in the quiet, well-maintained, and welcoming 55+ community of Twin View Terrace is ready for its new owner! Enjoy end-of-road privacy, thoughtful updates, exquisite built-ins, a fully fenced and spacious yard, and all the amenities this desirable park has to offer. Twin View Terrace features excellent management, a community pool, and a recreation room for residents to enjoy. Park approval required for all offers. Space rent: $750/month.

Key facts

• End-of-road privacy
• Community pool
• Recreation room

Tags

• END-OF-ROAD PRIVACY
• FULLY FENCED YARD
• COMMUNITY POOL
• RECREATION ROOM

🏷️ Possibly a rental listed for sale. The $28,000 price doesn't fit this home's estimated sale value (~$65,107) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.0% vs local median 3.4% 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.
• Zoned schools: Shasta Lake (math 27% / reading 36%, grade F, #816 of 1,571 statewide, top 52%, 616 students, 74% FRL); Central Valley High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 625 students, 60% FRL).
• Zoned-school proficiency averages 43% at this address vs 30% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Gateway Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.0%/yr); 511 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $194 of loan paydown is wiped out by about $840 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.12% ✓
• Cap rate: 37.05%
• Cash-on-cash: 109.83%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (median comp): $65,107
• List price: $28,000
• Delta: -53.92%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Sweetgum Trl	0.49mi	2/2.0	1,033 (+3%)	2mo	$158,900	$154	70
432 Red Cedar DR Sp#91 Dr	0.33mi	2/2.0	1,040 (+4%)	10mo	$80,500	$77	69
11037 Erickson Way #10	0.33mi	2/2.0	1,000 (0%)	19mo	$129,990	$130	68
493 Bitterroot Dr. Dr #46	0.32mi	2/2.0	1,040 (+4%)	12mo	$60,000	$58	68
472 Red Cedar Dr #86	0.35mi	2/2.0	1,080 (+8%)	10mo	$40,000	$37	63
4880 Hardwood Blvd #71	0.28mi	2/2.0	1,080 (+8%)	18mo	$63,500	$59	58
426 Milkwood Dr #188	0.49mi	3/2.0 (+1)	928 (-7%)	2mo	$57,000	$61	58
11037 Erickson Way #15	0.33mi	2/2.0	900 (-10%)	14mo	$89,000	$99	56
4824 Pecan Dr #51	0.37mi	2/—	1,120 (+12%)	12mo	$66,530	$59	52
1269 Mountain Shadows Blvd	0.70mi	2/2.0	896 (-10%)	7mo	$52,500	$59	44
4710 Maple Trl Unit Los Robles	0.53mi	3/2.0 (+1)	1,104 (+10%)	16mo	$115,000	$104	39
1318 Mountain Shadows Blvd #255	0.66mi	3/2.0 (+1)	1,144 (+14%)	3mo	$95,000	$83	37

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: —
• Equity multiple: 6.71×
• Total profit: $44,743
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 15.47×
• Total profit: $113,415
• Equity at exit: $2,421

Cash invested: $7,840 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 8 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $79,450 ($74/sqft)
• Median days on market: 54 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 96003

• Rents YoY: 6.0%
• Active inventory: 511
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $718

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 33%

Sensitivity live

Price	-10% $737	-5% $727	+0% $718	+5% $708	+10% $698
Rent	-10% $626	-5% $672	+0% $718	+5% $763	+10% $809
Rate	-1.0pp $732	-0.5pp $725	base $718	+0.5pp $710	+1.0pp $703

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: $7,000
• Closing costs: $840
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5391 Stonethrow Ct Redding, CA	3.0	2.0	1100	$1,895	$1.72	93d	1	0.31mi
333 Boulder Creek Dr Redding, CA	1.0–2.0	1.0	780	$1,000	$1.28	62d	1	0.37mi
701 Redwood Blvd Redding, CA	2.0	1.5–2.5	1163	$1,820	$1.56	62d	1	0.48mi
130 Masonic Ave Apt 9 Redding, CA	2.0	1.0	780	$1,200	$1.54	93d	1	0.49mi
251 Hilltop Dr Redding, CA	1.0–2.0	1.0–2.0	757	$1,475	$1.95	62d	1	0.52mi
150 Masonic Ave Unit 1 Redding, CA	2.0	1.5	924	$1,400	$1.52	62d	1	0.53mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	62d	1	0.54mi
4490 Alder St Unit C Redding, CA	2.0	1.0	900	$1,150	$1.28	70d	1	0.58mi
400 Lake Blvd Redding, CA	2.0	1.5	900	$1,310	$1.46	62d	1	0.58mi
335 Buckeye Ter Unit 2 Redding, CA	2.0	1.5	800	$1,399	$1.75	70d	1	0.59mi
5576 Mountain View Dr Redding, CA	2.0	1.0	776	$1,200	$1.55	62d	1	0.68mi
4296 Clay St Unit 17 Redding, CA	2.0	1.5	900	$1,395	$1.55	70d	1	0.73mi
4433 White River Dr Redding, CA	2.0	2.0	1100	$1,500	$1.36	93d	1	0.88mi
636 Lake Blvd Redding, CA	2.0–3.0	1.0–2.0	986	$1,295	$1.31	62d	8	1.05mi
500 Hilltop Dr Redding, CA	2.0–3.0	2.0–3.0	1282	$1,700	$1.33	62d	4	1.06mi
550 Mission de Oro Dr Redding, CA	3.0	2.0	1429	$1,995	$1.40	70d	1	1.13mi
4288 Bradley Dr Redding, CA	3.0	2.0	1008	$1,950	$1.93	70d	1	1.17mi
19087 Leaf Ln Redding, CA	2.0	2.0	840	$1,495	$1.78	62d	1	1.25mi

Listing history 50 events

1. 2026-08-08
   days on market $28,000 Active 263 DOM
2. 2026-08-07
   days on market $28,000 Active 262 DOM
3. 2026-08-06
   days on market $28,000 Active 261 DOM
4. 2026-08-05
   days on market $28,000 Active 260 DOM
5. 2026-08-04
   days on market $28,000 Active 259 DOM
6. 2026-08-03
   days on market $28,000 Active 258 DOM
7. 2026-08-01
   price $28,000 Active 255 DOM
8. 2026-07-27
   days on market $30,000 Active 255 DOM
9. 2026-07-25
   days on market $30,000 Active 253 DOM
10. 2026-07-23
    days on market $30,000 Active 251 DOM
11. 2026-07-22
    days on market $30,000 Active 250 DOM
12. 2026-07-21
    days on market $30,000 Active 249 DOM
13. 2026-07-18
    days on market $30,000 Active 246 DOM
14. 2026-07-16
    days on market $30,000 Active 244 DOM
15. 2026-07-16
    days on market $30,000 Active 243 DOM
16. 2026-07-14
    days on market $30,000 Active 242 DOM
17. 2026-07-13
    days on market $30,000 Active 241 DOM
18. 2026-07-12
    days on market $30,000 Active 240 DOM
19. 2026-07-11
    days on market $30,000 Active 239 DOM
20. 2026-07-10
    days on market $30,000 Active 238 DOM
21. 2026-07-09
    days on market $30,000 Active 237 DOM
22. 2026-07-08
    days on market $30,000 Active 236 DOM
23. 2026-07-07
    days on market $30,000 Active 235 DOM
24. 2026-07-06
    days on market $30,000 Active 234 DOM
25. 2026-07-05
    days on market $30,000 Active 233 DOM
26. 2026-07-04
    days on market $30,000 Active 232 DOM
27. 2026-07-03
    days on market $30,000 Active 231 DOM
28. 2026-07-02
    days on market $30,000 Active 230 DOM
29. 2026-07-01
    days on market $30,000 Active 229 DOM
30. 2026-06-30
    days on market $30,000 Active 228 DOM
31. 2026-06-29
    days on market $30,000 Active 227 DOM
32. 2026-06-28
    days on market $30,000 Active 226 DOM
33. 2026-06-28
    days on market $30,000 Active 225 DOM
34. 2026-06-27
    days on market $30,000 Active 224 DOM
35. 2026-06-25
    days on market $30,000 Active 222 DOM
36. 2026-06-23
    days on market $30,000 Active 220 DOM
37. 2026-06-21
    days on market $30,000 Active 219 DOM
38. 2026-06-19
    days on market $30,000 Active 217 DOM
39. 2026-06-18
    days on market $30,000 Active 216 DOM
40. 2026-06-17
    days on market $30,000 Active 215 DOM
41. 2026-06-16
    days on market $30,000 Active 214 DOM
42. 2026-06-15
    days on market $30,000 Active 213 DOM
43. 2026-06-14
    days on market $30,000 Active 211 DOM
44. 2026-06-13
    days on market $30,000 Active 210 DOM
45. 2026-06-10
    days on market $30,000 Active 208 DOM
46. 2026-06-09
    days on market $30,000 Active 207 DOM
47. 2026-06-08
    days on market $30,000 Active 206 DOM
48. 2026-06-07
    days on market $30,000 Active 205 DOM
49. 2026-06-02
    days on market $30,000 Active 201 DOM
50. 2026-06-01
    days on market $30,000 Active 200 DOM

ⓘ 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 6 d/yr ≥106°F today · 15 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: $13,839
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$815
• Taxable income: $8,682
• Est. tax owed @ 24.0%: −$2,084
• After-tax cash flow: $6,527/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $25,000–$45,000 screening

This manufactured home requires moderate repairs and updates to its exterior and interior, significantly enhancing its curb appeal and value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior paint — Worn and peeling paint
• Major flooring — Worn carpet in living and dining areas

Value-add opportunities

• Both exterior siding and paint — Enhances curb appeal and value ↑
• Both flooring — Updates worn carpet and improves living space ↑
• Both HVAC maintenance — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Buckeye School Of The Arts F CA #1,157/1,571 Nat'l #31,549/41,679 High Central Valley High C- CA #256/1,170 Nat'l #4,461/17,239

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

B Composite livability gradescore 76/100

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 · 179,231 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: 9% of renters

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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%

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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%

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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

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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

-25.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $30,000 SAOR
• 2026-04-16 Price Changed $34,900 SAOR
• 2026-02-11 Price Changed $35,900 SAOR
• 2026-01-19 Relisted — SAOR
• 2025-11-10 Listed $39,900 SAOR
• 2022-06-22 Price Changed $35,000 SAOR
• 2022-04-29 Listed $40,000 SAOR