3006 Joyce Dr #300 · Anderson, CA 96007

$65,000

2 bd · 2.0 ba · 200 sqft · Manufactured public records · 154 Days on market

Built 1980 ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Nestled adjacent to the Anderson River Park, this well-maintained 1980 manufactured home offers the perfect blend of comfort and modern updates. Located in a clean 55+ community, this home features two spacious bedrooms, two full bathrooms, and a welcoming layout that's been updated for a contemporary feel. Primary Bathroom was remodeled with a Walk in Shower. and lighting was updated as well through out the home. Step outside to your private space where you can enjoy the tranquility of the park, or take a short stroll to the adjacent Anderson River Park for scenic views and outdoor activities. This is the perfect spot for those looking for a comfortable, low-maintenance lifestyle with eas

Key facts

• Scenic views
• Walk in shower
• Parking

Tags

• WALK IN SHOWER
• SCENIC VIEWS

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Home design: Manufactured home located in a park; Mobile home; Located in River Park Mobile Es
• Construction: Metal roof; Aluminum skirting; Level topography
• Exterior features: Awning-covered patio/porch; Deck; Partial fencing; Greenbelt; Asphalt road access; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Dishwasher; Dryer; Microwave; Range/Oven; Refrigerator; Washer; No fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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: 224 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 2.42% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.19%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 2.96×
• Total profit: $35,714
• Equity at exit: $9,692

10-year hold

• IRR: 51.2%
• Equity multiple: 5.99×
• Total profit: $90,829
• Equity at exit: $5,620

Cash invested: $18,200 (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: 224
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $725

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3222 Camellia St Anderson, CA	2.0	1.0	740	$1,400	$1.89	13d	1	0.68mi
3190 Driftstone Dr Anderson, CA	3.0	2.0	1750	$2,200	$1.26	20d	1	0.80mi
2601 Sapphire Ln Unit 3 Anderson, CA	3.0	2.5	1538	$2,150	$1.40	13d	1	1.11mi
2343 Ferry St Anderson, CA	2.0	2.0	1080	$1,500	$1.39	13d	1	1.12mi
2333 Ferry St Anderson, CA	2.0	2.0	1100	$1,500	$1.36	13d	1	1.14mi
2766 Oak St Unit 02 Anderson, CA	2.0	1.5	1008	$1,395	$1.38	13d	1	1.21mi
2820 East St Unit A Anderson, CA	2.0	1.0	703	$1,200	$1.71	13d	1	1.37mi
2810 East St Apt A Anderson, CA	2.0	1.0	737	$1,450	$1.97	20d	1	1.37mi

Listing history 23 events

1. 2026-06-19
   days on market $65,000 Active 154 DOM
2. 2026-06-18
   days on market $65,000 Active 153 DOM
3. 2026-06-17
   days on market $65,000 Active 152 DOM
4. 2026-06-16
   days on market $65,000 Active 151 DOM
5. 2026-06-15
   days on market $65,000 Active 150 DOM
6. 2026-06-14
   days on market $65,000 Active 148 DOM
7. 2026-06-13
   days on market $65,000 Active 147 DOM
8. 2026-06-10
   days on market $65,000 Active 145 DOM
9. 2026-06-09
   days on market $65,000 Active 144 DOM
10. 2026-06-08
    days on market $65,000 Active 143 DOM
11. 2026-06-07
    days on market $65,000 Active 142 DOM
12. 2026-06-05
    days on market $65,000 Active 139 DOM
13. 2026-06-03
    days on market $65,000 Active 138 DOM
14. 2026-06-02
    days on market $65,000 Active 137 DOM
15. 2026-06-01
    days on market $65,000 Active 136 DOM
16. 2026-05-31
    days on market $65,000 Active 135 DOM
17. 2026-05-30
    days on market $65,000 Active 134 DOM
18. 2026-05-04
    price $65,000
19. 2026-03-24
    price $69,500
20. 2026-01-16
    listed $72,500 Active
21. 2025-11-12
    price $72,500
22. 2025-09-29
    price $76,500
23. 2025-07-18
    listed $78,500 Active

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $18,847
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$1,891
• Taxable income: $8,202
• Est. tax owed @ 24.0%: −$1,969
• After-tax cash flow: $6,733/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

• Census place: Anderson, CA
• 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

-17.2% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $65,000 SAOR
• 2026-03-24 Price Changed $69,500 SAOR
• 2026-01-16 Listed $72,500 SAOR
• 2025-11-12 Price Changed $72,500 SAOR
• 2025-09-29 Price Changed $76,500 SAOR
• 2025-07-18 Listed $78,500 SAOR

Property tax history

-1.5%/yr

Latest (2020): $78 · +2.7% YoY. Source: county tax records.