33433 Plateau Pines Rd · Shingletown, CA 96088

$90,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 35 Days on market

Built 1971 0.61 ac lot

---

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
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained mobile with large living room addition. Several sheds and 2 car detached garage sits on property. Fenced property that is well kept and waiting for new owners to enjoy the quietness of country living. OWC with right terms.

Key facts

• Small garden pond
• Patio decking
• Inside laundry

Tags

• INSIDE LAUNDRY
• PATIO DECKING
• SMALL GARDEN POND
• DETACHED 2 CAR GARAGE
• MULTIPLE OUT BUILDINGS
• FULLY FENCED BACK YARD

Property features AI

Exterior

• Parking: Detached garage (1 space); Off-street parking; RV access/parking
• Utilities: Private water source; 220-volt electric service
• Home design: Manufactured in park (mobile home); United States model; Aluminum skirt
• Construction: Aluminum siding; Wood siding; Metal/other roof; Other foundation; Built as a mobile home
• Exterior features: Deck; Partial fencing; Wooded, corner lot; Gentle, level topography; County road frontage; Dirt and gravel road surface; Has view

Interior

• Kitchen: Dishwasher; Range; Cooktop; Oven
• Flooring: Vinyl; Carpet; Laminate
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Dishwasher; Range / Cooktop / Oven; Wood-burning stove in the living room; Fireplace; Has cooling (evaporative); Has heating (forced air)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 4.7% in Shingletown — 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 59/100 on livability (#663 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, health & safety B; Watch: schools 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.
• Market conditions: 122 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.82%
• DSCR: 2.73
• GRM: 4.2

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: 35.0%
• Equity multiple: 2.48×
• Total profit: $37,353
• Equity at exit: $13,419

10-year hold

• IRR: 41.8%
• Equity multiple: 4.95×
• Total profit: $99,447
• Equity at exit: $7,782

Cash invested: $25,200 (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 96088

• Active inventory: 122
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $815

Break-even live

Break-even rent $764

Max offer price $90,000

Occupancy floor 50%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $90,000 Active 35 DOM
2. 2026-06-18
   days on market $90,000 Active 34 DOM
3. 2026-06-17
   days on market $90,000 Active 33 DOM
4. 2026-06-16
   days on market $90,000 Active 32 DOM
5. 2026-06-15
   days on market $90,000 Active 31 DOM
6. 2026-06-14
   days on market $90,000 Active 29 DOM
7. 2026-06-12
   days on market $90,000 Active 28 DOM
8. 2026-06-10
   days on market $90,000 Active 26 DOM
9. 2026-06-09
   days on market $90,000 Active 25 DOM
10. 2026-06-08
    days on market $90,000 Active 24 DOM
11. 2026-06-07
    days on market $90,000 Active 23 DOM
12. 2026-06-03
    days on market $90,000 Active 19 DOM
13. 2026-06-02
    days on market $90,000 Active 18 DOM
14. 2026-06-01
    days on market $90,000 Active 17 DOM
15. 2026-05-31
    days on market $90,000 Active 16 DOM
16. 2026-05-30
    days on market $90,000 Active 15 DOM
17. 2026-05-15
    listed $90,000 Active
18. 2026-04-06
    price $90,000
19. 2026-03-24
    listed $60,000 Active
20. 2019-10-10
    soldstatus $89,000 238-char remark

    Show marketing remark (238 chars)

    Well maintained mobile with large living room addition. Several sheds and 2 car detached garage sits on property. Fenced property that is well kept and waiting for new owners to enjoy the quietness of country living. OWC with right terms.

21. 2019-10-09
    soldstatus $90,000
22. 2019-07-11
    listed $89,900 238-char remark

    Show marketing remark (238 chars)

    Well maintained mobile with large living room addition. Several sheds and 2 car detached garage sits on property. Fenced property that is well kept and waiting for new owners to enjoy the quietness of country living. OWC with right terms.

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,133 · $94/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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,556
• − Mortgage interest: −$5,041
• − Property taxes: −$1,133
• − Insurance: −$450
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$2,618
• Taxable income: $8,864
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $7,655/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: 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 — Shingletown

• Score: 59/100
• State rank: #663
• US rank: #20514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shingletown, CA
• City population: 4,552
• Population (ZIP): 4,552

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 5% Serbian 3% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -127.35%
• Current HPI: 141.2725
• 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

Price history

+0.1% since first listed

6 events — show timeline

• 2026-05-15 Listed $90,000 SAOR
• 2026-04-06 Price Changed $90,000 SAOR
• 2026-03-24 Listed $60,000 SAOR
• 2019-10-10 Sold (MLS) $89,000 SAOR
• 2019-10-09 Sold (Public Records) $90,000 Public Records
• 2019-07-11 Listed $89,900 SAOR

Property tax history

+8.3%/yr

Latest (2025): $1,133 · +32.1% YoY. Source: county tax records.