13905 Trinity Mountain Rd #53 · French Gulch, CA 96033

$139,990

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 63 Days on market

Built 2022 Good condition Est $131k · 7% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• ARV discount +4.5/15.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Can you believe this view?! Wake up everyday and enjoy your morning coffee from the front porch of this 3 bedroom, 2 bath home. Listen to the river roar past, and take some free time to cast a line in the river! Quite, serene, and secluded in French Gulch, Ca - you'll find this brand new 2022 manufactured home. Boosting 1368 square feet of space, with 3 bedrooms and 2 bathrooms and an open concept living space. Hiking, and fishing, are within walking distance. Easy driving to Redding and Shasta Lake. Ask about financing options!

Key facts

• Built 2022
• Listed 63 days

Property features AI

Finance

• Other: Located in Shasta County, CA (13905 Trinity Mountain Rd #53, French Gulch 96033)
• Financial info: Monthly land lease payment of $435
• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: Individual electric meter; Individual gas meter; Septic system; Water provided by water district
• Home design: Manufactured home in park; Double wide; Clayton manufactured home; Built in 2022; Located in a land-lease community (land lease applies)
• Construction: Wood skirting
• Exterior features: Composition roof

Interior

• Kitchen: Island; Dishwasher; Microwave; Kitchen open to family/dining area
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Skylights in living room and kitchen; Porch
• Laundry & utility: Laundry area inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#834 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: French Gulch-Whiskeytown Elementary (math 70% / reading 70%, 18 students, 72% FRL); Shasta High (math 53% / reading 76%, grade B-, #165 of 1,170 statewide, top 15%, 1,333 students, 44% FRL) — zoned schools average 58% FRL vs 16% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 67% at this address vs 54% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Shasta Union High average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 15 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13905 Trinity Mountain Rd Unit 80	0.08mi	3/2.0	1,412 (+3%)	1mo	$135,000	$96	90
13905 Trinity Mountain Rd #25	0.08mi	2/2.0 (-1)	1,248 (-9%)	14mo	$28,500	$23	65

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: 18.3%
• Equity multiple: 2.04×
• Total profit: $40,812
• Equity at exit: $62,946

10-year hold

• IRR: 19.6%
• Equity multiple: 3.85×
• Total profit: $111,817
• Equity at exit: $97,007

Cash invested: $39,197 (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 96033

• Active inventory: 15
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $376

Break-even live

Break-even rent $1,225

Max offer price $139,990

Occupancy floor 73%

Sensitivity live

Price	-10% $472	-5% $424	+0% $376	+5% $327	+10% $279
Rent	-10% $241	-5% $308	+0% $376	+5% $443	+10% $510
Rate	-1.0pp $446	-0.5pp $411	base $376	+0.5pp $339	+1.0pp $302

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $139,990 Active 63 DOM
2. 2026-06-19
   days on market $139,990 Active 61 DOM
3. 2026-06-18
   days on market $139,990 Active 60 DOM
4. 2026-06-17
   days on market $139,990 Active 59 DOM
5. 2026-06-16
   days on market $139,990 Active 58 DOM
6. 2026-06-15
   days on market $139,990 Active 57 DOM
7. 2026-06-14
   days on market $139,990 Active 55 DOM
8. 2026-06-13
   days on market $139,990 Active 54 DOM
9. 2026-06-10
   days on market $139,990 Active 52 DOM
10. 2026-06-09
    days on market $139,990 Active 51 DOM
11. 2026-06-08
    days on market $139,990 Active 50 DOM
12. 2026-06-07
    days on market $139,990 Active 49 DOM
13. 2026-06-03
    days on market $139,990 Active 45 DOM
14. 2026-06-02
    days on market $139,990 Active 44 DOM
15. 2026-06-01
    days on market $139,990 Active 43 DOM
16. 2026-05-31
    days on market $139,990 Active 42 DOM
17. 2026-05-30
    days on market $139,990 Active 41 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 8 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,401
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,072
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,926/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 · 11 photos

Good 80/100 Cosmetic rehab

This 2022 manufactured home offers a serene and picturesque setting with a well-maintained interior and exterior. It is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Replace the carpet with hardwood flooring — Improves the aesthetic and can increase both resale and rental value.
• Both Install a smart thermostat — Can improve energy efficiency and comfort, potentially increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the carpet with hardwood flooring — Improves the aesthetic and can increase both resale and rental value. ↑
• Both Install a smart thermostat — Can improve energy efficiency and comfort, potentially increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — French Gulch

• Score: 55/100
• State rank: #834
• US rank: #23173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: French Gulch, CA
• Population (ZIP): 245

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 (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% German 2% Lithuanian 2%
• Foreign-born: 6% · China
• Languages at home: 91% English-only · Chinese 6% Spanish 3%

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: —
• Current HPI: —
• 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