4410 Westside Rd #68 · Redding, CA 96001

$29,990

2 bd · 1.0 ba · 680 sqft · Manufactured · 68 Days on market

Built 1976 Good condition ↓ 9% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well cared for 2 bedroom 1 bathroom home located in a desirable family park in Redding. This home features thoughtful updates throughout including durable LVP flooring, a mini split heating and air system for year round comfort, Painted kitchen cabinets. Natural light fills the space creating a bright and inviting feel. The interior and exterior have both been recently painted, and the roof has been resealed for added peace of mind. Enjoy outdoor living with a covered patio and a generously sized fenced yard, perfect for relaxing or entertaining. Priced extremely well, this is an opportunity you do not want to miss.

Key facts

• Fenced yard
• Covered patio
• Lvp flooring

Tags

• LVP FLOORING
• PAINTED KITCHEN CABINETS
• COVERED PATIO
• FENCED YARD

Property features AI

Exterior

• Parking: Carport (1 car)
• Home design: Manufactured in park (mobile home); Model: United States; Aluminum skirting
• Construction: Aluminum siding; Other roof; Other foundation; Built as a mobile home
• Exterior features: Partial fencing; Asphalt road access; Downsloping to level topography; Located in Reddingwood park (manufactured home in park)

Interior

• Kitchen: Range; Oven
• Flooring: Vinyl flooring
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Range and oven; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.1% 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.
• 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: Juniper (math 22% / reading 32%, grade F, #917 of 1,571 statewide, top 60%, 248 students, 79% FRL); Sequoia Middle (math 31% / reading 45%, grade F, #162 of 498 statewide, top 33%, 411 students, 69% FRL); Shasta High (math 53% / reading 76%, grade B-, #165 of 1,170 statewide, top 15%, 1,333 students, 44% FRL) — zoned schools average 64% FRL vs 16% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 338 active listings in the ZIP; 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 $208 of loan paydown is wiped out by about $900 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 + 7.5% 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 68 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $28,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
8. 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.
9. 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.
10. 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: 4.76% ✓
• Cap rate: 43.09%
• Cash-on-cash: 131.43%
• DSCR: 6.85
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.55% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.21×
• Total profit: $60,571
• Equity at exit: $4,472

10-year hold

• IRR: —
• Equity multiple: 19.94×
• Total profit: $159,054
• Equity at exit: $2,593

Cash invested: $8,397 (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 96001

• Rents YoY: 7.5%
• Active inventory: 338
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $920

Break-even live

Break-even rent $262

Max offer price $29,990

Occupancy floor 31%

Sensitivity live

Price	-10% $940	-5% $930	+0% $920	+5% $909	+10% $899
Rent	-10% $807	-5% $863	+0% $920	+5% $976	+10% $1,032
Rate	-1.0pp $935	-0.5pp $927	base $920	+0.5pp $912	+1.0pp $904

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: $7,498
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $29,990 Active 68 DOM
2. 2026-06-19
   days on market $29,990 Active 66 DOM
3. 2026-06-18
   days on market $29,990 Active 65 DOM
4. 2026-06-17
   price $29,990 Active 64 DOM
5. 2026-06-17
   days on market $35,000 Active 64 DOM
6. 2026-06-16
   days on market $35,000 Active 63 DOM
7. 2026-06-15
   days on market $35,000 Active 62 DOM
8. 2026-06-14
   days on market $35,000 Active 60 DOM
9. 2026-06-13
   days on market $35,000 Active 59 DOM
10. 2026-06-10
    days on market $35,000 Active 57 DOM
11. 2026-06-09
    days on market $35,000 Active 56 DOM
12. 2026-06-08
    days on market $35,000 Active 55 DOM
13. 2026-06-07
    days on market $35,000 Active 54 DOM
14. 2026-06-05
    days on market $35,000 Active 51 DOM
15. 2026-06-03
    days on market $35,000 Active 50 DOM
16. 2026-06-02
    days on market $35,000 Active 49 DOM
17. 2026-06-01
    days on market $35,000 Active 48 DOM
18. 2026-05-31
    days on market $35,000 Active 47 DOM
19. 2026-05-30
    days on market $35,000 Active 46 DOM
20. 2026-05-06
    price $35,000
21. 2026-04-14
    listed $38,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°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: $17,119
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$872
• Taxable income: $11,228
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $8,342/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

Good 75/100 Cosmetic rehab

This well-maintained mobile home features updated interiors, a mini split HVAC system, and a recently painted exterior, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace air filters — Improves air quality and HVAC efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace air filters — Improves air quality and HVAC efficiency ↑

ⓘ 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 — 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): 33,817
• Household income: $72,484
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1458.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 10% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -199.25%
• Current HPI: 291.6191
• Rent YoY: ▲ 7.55%
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $35,000 SAOR
• 2026-04-14 Listed $38,500 SAOR