740 Sweetgum Trl · Redding, CA 96003

$158,900

2 bd · 2.0 ba · 1,033 sqft · Manufactured · 34 Days on market

Built 2020 Excellent condition $154/sqft · 127% above area ↓ 14% since listing

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Why this score? — see what drove the D+ 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 740 Sweetgum Trl where you will find this 2020 custom-built, Skyline Manufactured Home with concrete perimeter enclosure, 2x6 sidewall construction, and energy star certification. This home is located in the desirable Los Robles Estates, a 55+ community. Highlighted features include; kitchen quartz countertops, stainless steel kitchen appliances, hardwood cabinets, laminate flooring, vaulted ceilings, custom window blinds, tented blocking UV windows and much more. Step outside to enjoy a covered front porch for morning coffee or unwind in a meticulous designed and kept private backyard. Full extended carport with shade screens allows ample parking. Los Robles community has a clubhouse and swimming pool to enjoy events and leisure activities. This peaceful setting home shows like new with all the work done for move-in ready living.

Key facts

• Hardwood cabinets
• Custom built
• Lvp flooring

Tags

• CUSTOM BUILT
• ENERGY STAR CERTIFICATION
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD CABINETS
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $151k (5.2% below list).
• Recommended offer: $151k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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.
• Market conditions: Rents rising fast (+6.0%/yr); 391 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,570 (5.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $69,950
• List price: $158,900
• Delta: 127.16%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Red Cedar DR Sp#91 Dr	0.16mi	2/2.0	1,040 (+1%)	9mo	$80,500	$77	84
493 Bitterroot Dr. Dr #46	0.18mi	2/2.0	1,040 (+1%)	10mo	$60,000	$58	82
472 Red Cedar Dr #86	0.14mi	2/2.0	1,080 (+4%)	8mo	$40,000	$37	79
4824 Pecan Dr #51	0.12mi	2/—	1,120 (+8%)	11mo	$66,530	$59	71
426 Milkwood Dr #188	0.14mi	3/2.0 (+1)	928 (-10%)	1mo	$57,000	$61	71
1187 Mountain Shadows Blvd #162	0.33mi	2/1.0	980 (-5%)	4mo	$64,000	$65	69
4518 Big Eagle Ln	0.35mi	2/2.0	1,056 (+2%)	14mo	$85,000	$80	68
1120 Shawnee Trl	0.44mi	2/2.0	976 (-6%)	5mo	$109,500	$112	66
1318 Mountain Shadows Blvd #255	0.24mi	3/2.0 (+1)	1,144 (+11%)	2mo	$95,000	$83	64
4717 Hardwood Blvd #242	0.16mi	2/2.0	1,176 (+14%)	9mo	$75,000	$64	62
888 Shawnee Trl	0.45mi	2/2.0	1,080 (+4%)	11mo	$95,000	$88	62
1269 Mountain Shadows Blvd	0.28mi	2/2.0	896 (-13%)	6mo	$52,500	$59	60

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-15,257
• Equity at exit: $23,693

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $14,584
• Equity at exit: $13,739

Cash invested: $44,492 (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 96003

• Rents YoY: 6.0%
• Active inventory: 391
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$833
• Tax est. 1.5%: −$199 /mo · $2,384/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $91

Break-even live

Break-even rent $1,390

Max offer price $158,900

Occupancy floor 89%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Redwood Blvd Redding, CA	2.0	1.5–2.5	1163	$1,820	$1.56	13d	1	0.25mi
4490 Alder St Unit C Redding, CA	2.0	1.0	900	$1,150	$1.28	21d	1	0.33mi
4433 White River Dr Redding, CA	2.0	2.0	1100	$1,500	$1.36	43d	1	0.38mi
4296 Clay St Unit 17 Redding, CA	2.0	1.5	900	$1,395	$1.55	21d	1	0.41mi
400 Lake Blvd Redding, CA	2.0	1.5	900	$1,310	$1.46	13d	1	0.44mi
335 Buckeye Ter Unit 2 Redding, CA	2.0	1.5	800	$1,399	$1.75	21d	1	0.52mi
5391 Stonethrow Ct Redding, CA	3.0	2.0	1100	$1,895	$1.72	43d	1	0.58mi
130 Masonic Ave Apt 9 Redding, CA	2.0	1.0	780	$1,200	$1.54	43d	1	0.62mi
150 Masonic Ave Unit 1 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	0.65mi
170 Masonic Ave #4 Redding, CA	2.0	1.5	924	$1,400	$1.52	13d	1	0.66mi
4288 Bradley Dr Redding, CA	3.0	2.0	1008	$1,950	$1.93	21d	1	0.66mi
636 Lake Blvd Redding, CA	2.0–3.0	1.0–2.0	986	$1,295	$1.31	13d	8	0.67mi
333 Boulder Creek Dr Redding, CA	1.0–2.0	1.0	780	$1,000	$1.28	13d	1	0.79mi
5576 Mountain View Dr Redding, CA	2.0	1.0	776	$1,200	$1.55	13d	1	0.82mi
251 Hilltop Dr Redding, CA	1.0–2.0	1.0–2.0	757	$1,475	$1.95	13d	1	0.95mi
3465 Magnums Way Apt 2 Redding, CA	3.0	2.0	1080	$1,775	$1.64	43d	1	1.25mi
1477 Mishka Ct Apt 3 Redding, CA	2.0	1.5	800	$1,225	$1.53	21d	1	1.41mi
500 Hilltop Dr Redding, CA	2.0–3.0	2.0–3.0	1282	$1,700	$1.33	13d	4	1.47mi

Listing history 4 events

1. 2026-05-15
   status Pending 854-char remark

   Show marketing remark (854 chars)

   Welcome to 740 Sweetgum Trl where you will find this 2020 custom-built, Skyline Manufactured Home with concrete perimeter enclosure, 2x6 sidewall construction, and energy star certification. This home is located in the desirable Los Robles Estates, a 55+ community. Highlighted features include; kitchen quartz countertops, stainless steel kitchen appliances, hardwood cabinets, laminate flooring, vaulted ceilings, custom window blinds, tented blocking UV windows and much more. Step outside to enjoy a covered front porch for morning coffee or unwind in a meticulous designed and kept private backyard. Full extended carport with shade screens allows ample parking. Los Robles community has a clubhouse and swimming pool to enjoy events and leisure activities. This peaceful setting home shows like new with all the work done for move-in ready living.

2. 2026-05-01
   price $158,900 854-char remark

   Show marketing remark (854 chars)

   Welcome to 740 Sweetgum Trl where you will find this 2020 custom-built, Skyline Manufactured Home with concrete perimeter enclosure, 2x6 sidewall construction, and energy star certification. This home is located in the desirable Los Robles Estates, a 55+ community. Highlighted features include; kitchen quartz countertops, stainless steel kitchen appliances, hardwood cabinets, laminate flooring, vaulted ceilings, custom window blinds, tented blocking UV windows and much more. Step outside to enjoy a covered front porch for morning coffee or unwind in a meticulous designed and kept private backyard. Full extended carport with shade screens allows ample parking. Los Robles community has a clubhouse and swimming pool to enjoy events and leisure activities. This peaceful setting home shows like new with all the work done for move-in ready living.

3. 2026-04-17
   price $174,900 854-char remark

   Show marketing remark (854 chars)

   Welcome to 740 Sweetgum Trl where you will find this 2020 custom-built, Skyline Manufactured Home with concrete perimeter enclosure, 2x6 sidewall construction, and energy star certification. This home is located in the desirable Los Robles Estates, a 55+ community. Highlighted features include; kitchen quartz countertops, stainless steel kitchen appliances, hardwood cabinets, laminate flooring, vaulted ceilings, custom window blinds, tented blocking UV windows and much more. Step outside to enjoy a covered front porch for morning coffee or unwind in a meticulous designed and kept private backyard. Full extended carport with shade screens allows ample parking. Los Robles community has a clubhouse and swimming pool to enjoy events and leisure activities. This peaceful setting home shows like new with all the work done for move-in ready living.

4. 2026-04-10
   listed $184,900 Active 854-char remark

   Show marketing remark (854 chars)

   Welcome to 740 Sweetgum Trl where you will find this 2020 custom-built, Skyline Manufactured Home with concrete perimeter enclosure, 2x6 sidewall construction, and energy star certification. This home is located in the desirable Los Robles Estates, a 55+ community. Highlighted features include; kitchen quartz countertops, stainless steel kitchen appliances, hardwood cabinets, laminate flooring, vaulted ceilings, custom window blinds, tented blocking UV windows and much more. Step outside to enjoy a covered front porch for morning coffee or unwind in a meticulous designed and kept private backyard. Full extended carport with shade screens allows ample parking. Los Robles community has a clubhouse and swimming pool to enjoy events and leisure activities. This peaceful setting home shows like new with all the work done for move-in ready living.

ⓘ 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 7 d/yr ≥106°F today · 18 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: $18,068
• − Mortgage interest: −$8,901
• − Property taxes: −$2,384
• − Insurance: −$794
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,623
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,462/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

Excellent 95/100 None rehab

This 2020 custom-built Skyline Manufactured Home in Los Robles Estates is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, spacious living areas, and a private backyard. Consider landscaping and painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping around shed — Improves overall curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping around shed — Improves overall curb appeal and adds 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: 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

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): 44,923
• Household income: $72,445
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1668.0

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 (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%

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

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

-14.1% since first listed

4 events — show timeline

• 2026-05-15 Pending — SAOR
• 2026-05-01 Price Changed $158,900 SAOR
• 2026-04-17 Price Changed $174,900 SAOR
• 2026-04-10 Listed $184,900 SAOR