846 Ridge Rd · Redding, CA 96003

$255,000

3 bd · 1.0 ba · 2,114 sqft · SingleFamily public records · 373 Days on market

Built 1963 10,018 sqft lot $121/sqft · 38% below area Est $409k · 38% under

---

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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

Key facts

• Large bonus room
• Garden area
• Pool

Tags

• GREAT FLOOR PLAN
• SEPARATE LIVING ROOMS
• LARGE BONUS ROOM
• GARDEN AREA
• POOL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $241k (5.5% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 373 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $120k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $255k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $408,833
• List price: $255,000
• Delta: -37.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5589 Trish Ct	0.29mi	3/2.0	2,068 (-2%)	4mo	$398,000	$192	76
5810 Diamond Ridge Dr	0.40mi	4/2.0 (+1)	2,072 (-2%)	6mo	$542,000	$262	64
7499 Terra Linda Way	0.23mi	4/2.5 (+1)	2,148 (+2%)	15mo	$521,500	$243	63
5825 Diamond Ridge Dr	0.40mi	3/2.0	2,071 (-2%)	14mo	$459,900	$222	62
6572 Jonella Way	0.33mi	4/2.0 (+1)	2,000 (-5%)	7mo	$397,000	$199	61
662 Ansley Ct	0.49mi	4/2.0 (+1)	2,017 (-5%)	3mo	$415,000	$206	58
5513 Diamond Ridge Dr	0.45mi	3/2.5	1,922 (-9%)	1mo	$400,000	$208	57
5569 Diamond Ridge Dr	0.37mi	4/2.5 (+1)	2,271 (+7%)	8mo	$429,900	$189	53
5592 Diamond Ridge Dr	0.34mi	4/2.5 (+1)	1,928 (-9%)	9mo	$360,000	$187	51
5890 Shadow Glen Dr	0.66mi	4/2.5 (+1)	2,052 (-3%)	3mo	$487,000	$237	51
5598 Terra Linda Way	0.42mi	3/2.0	1,886 (-11%)	13mo	$415,000	$220	47
5976 Beaumont Ct	0.73mi	4/2.5 (+1)	2,115 (0%)	14mo	$635,000	$300	44

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-19,996
• Equity at exit: $38,021

10-year hold

• IRR: 5.5%
• Equity multiple: 1.46×
• Total profit: $32,890
• Equity at exit: $22,048

Cash invested: $71,400 (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: $2,409 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $218

Break-even live

Break-even rent $2,133

Max offer price $255,000

Occupancy floor 86%

Sensitivity live

Price	-10% $363	-5% $290	+0% $218	+5% $146	+10% $74
Rent	-10% $28	-5% $123	+0% $218	+5% $313	+10% $409
Rate	-1.0pp $347	-0.5pp $283	base $218	+0.5pp $152	+1.0pp $85

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6053 Fallworth Dr Redding, CA	3.0	2.0	1622	$2,650	$1.63	14d	1	0.76mi
6073 Fallworth Dr Redding, CA	3.0	2.0	1622	$2,650	$1.63	14d	1	0.77mi
1855 Gold Hills Dr Redding, CA	3.0	2.0	2280	$2,595	$1.14	14d	1	1.23mi
550 Mission de Oro Dr Redding, CA	3.0	2.0	1429	$1,995	$1.40	21d	1	1.41mi

Listing history 31 events

1. 2026-06-19
   days on market $255,000 Active 373 DOM
2. 2026-06-18
   days on market $255,000 Active 372 DOM
3. 2026-06-17
   days on market $255,000 Active 371 DOM
4. 2026-06-16
   days on market $255,000 Active 370 DOM
5. 2026-06-15
   days on market $255,000 Active 369 DOM
6. 2026-06-14
   days on market $255,000 Active 367 DOM
7. 2026-06-13
   days on market $255,000 Active 366 DOM
8. 2026-06-10
   days on market $255,000 Active 364 DOM
9. 2026-06-09
   days on market $255,000 Active 363 DOM
10. 2026-06-08
    days on market $255,000 Active 362 DOM
11. 2026-06-07
    days on market $255,000 Active 361 DOM
12. 2026-06-03
    days on market $255,000 Active 357 DOM
13. 2026-06-02
    days on market $255,000 Active 356 DOM
14. 2026-06-01
    days on market $255,000 Active 355 DOM
15. 2026-05-31
    days on market $255,000 Active 354 DOM
16. 2026-05-30
    days on market $255,000 Active 353 DOM
17. 2026-05-20
    price $255,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

18. 2026-05-14
    status Active 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

19. 2026-04-15
    price $270,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

20. 2026-02-20
    price $300,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

21. 2026-02-20
    status Active 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

22. 2025-11-26
    price $325,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

23. 2025-10-19
    price $340,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

24. 2025-08-29
    status Active 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

25. 2025-08-13
    price $350,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

26. 2025-07-15
    price $360,000 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

27. 2025-06-01
    listed $375,000 Active 277-char remark

    Show marketing remark (277 chars)

    Adorable Redding Cutie! This spacious home with great floor plan features 2 bedrooms, 1 and a half bathrooms, 2 separate living rooms and very large bonus - game room or office! Cute little garden area off the back and pool. Conveniently located close to town and shopping!

28. 2022-09-01
    status Pending
29. 2022-07-19
    price $329,500
30. 2022-06-14
    listed $334,900 Active
31. 2000-11-07
    soldstatus $109,000

ⓘ 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: $2,899 · $242/mo
• Projected year-2 tax: $2,899 · $242/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 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: $28,910
• − Mortgage interest: −$14,284
• − Property taxes: −$2,899
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$7,418
• Taxable loss: −$1,591
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $3,000/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: 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

+133.9% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $255,000 SAOR
• 2026-05-14 Relisted — SAOR
• 2026-04-15 Price Changed $270,000 SAOR
• 2026-02-20 Price Changed $300,000 SAOR
• 2026-02-20 Relisted — SAOR
• 2025-11-26 Price Changed $325,000 SAOR
• 2025-10-19 Price Changed $340,000 SAOR
• 2025-08-29 Relisted — SAOR
• 2025-08-13 Price Changed $350,000 SAOR
• 2025-07-15 Price Changed $360,000 SAOR
• 2025-06-01 Listed $375,000 SAOR
• 2022-09-01 Pending — SAOR
• 2022-07-19 Price Changed $329,500 SAOR
• 2022-06-14 Listed $334,900 SAOR
• 2000-11-07 Sold (Public Records) $109,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,899 · +5.3% YoY. Source: county tax records.