5679 Glory St · Redding, CA 96001

$199,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 31 Days on market

Built 1978 1.39 ac lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER CARRY WITH DECENT DOWN!! Check out this excellent investment opportunity! Property features Two on one lot sitting on 1.39 Acres. The property runs the length of the cul-de-sac. There is a 1978 that's a 2/1 & the other 1974 is a 1/1 with very nice upgrades throughout. Very close to the McConnel walking trail and Olney Creek. Excellent Rental History and great Rental Income! A Must see!

Key facts

• Flexible setup
• Multi-family setup
• 1.39 acres

Tags

• 1.39 ACRES
• CUL-DE-SAC
• FLEXIBLE SETUP
• RENTAL INCOME POTENTIAL
• MULTI-FAMILY SETUP
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Property possible use: horses

Exterior

• Parking: Off-street parking; Oversized parking; RV access/parking
• Utilities: Public water; Septic tank sewer
• Home design: Residential condominium; One level; Entry level: One
• Construction: Aluminum siding and other exterior materials; Raised foundation; Metal roof
• Exterior features: Level lot; Outbuilding; Roads are asphalt and dirt

Interior

• Flooring: Tile; Vinyl; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Evaporative cooling
• Interior features: Tile, vinyl, carpet and laminate flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (27.5% below list).
• Recommended offer: $145k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents rising fast (+7.5%/yr); 331 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 $1k of loan paydown is wiped out by about $6k 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 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $115k; list at $200k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $144,868 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $40,320
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Jewell Ln #16	0.47mi	2/1.0	742 (+3%)	2mo	$59,999	$81	71
5812 Cedars Rd #19	0.29mi	2/1.0	660 (-8%)	5mo	$12,500	$19	69
2200 Jewell Ln #28 Ln Unit Rolling Ranch Mobile Home	0.47mi	2/1.0	728 (+1%)	12mo	$62,000	$85	66
5812 Cedars Rd #35	0.30mi	2/1.0	672 (-7%)	12mo	$14,000	$21	65
2237 Jewell Ln #2	0.65mi	2/1.0	720 (0%)	6mo	$27,500	$38	64
2237 Jewell Ln #4	0.65mi	2/1.0	750 (+4%)	8mo	$49,900	$67	56
1595 Branstetter Cir	0.27mi	2/1.0	800 (+11%)	16mo	$128,500	$161	56
2237 Jewell Ln #7	0.65mi	2/1.0	728 (+1%)	15mo	$30,000	$41	55
5812 Cedars Rd #31	0.34mi	2/1.0	800 (+11%)	16mo	$45,000	$56	52
2200 Jewell Ln #8 Ln Unit Rolling Ranch Mobile Home Park	0.47mi	2/1.0	798 (+11%)	16mo	$59,900	$75	47
2237 Jewell Ln Ln #20	0.65mi	1/1.0 (-1)	660 (-8%)	20mo	$24,000	$36	34

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 · 7.55% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.42×
• Total profit: $-32,604
• Equity at exit: $29,806

10-year hold

• IRR: -1.4%
• Equity multiple: 0.88×
• Total profit: $-6,478
• Equity at exit: $17,284

Cash invested: $55,972 (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: 331
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-111

Break-even live

Break-even rent $1,590

Max offer price $180,228

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-55	+0% $-111	+5% $-168	+10% $-225
Rent	-10% $-226	-5% $-169	+0% $-111	+5% $-54	+10% $3
Rate	-1.0pp $-11	-0.5pp $-61	base $-111	+0.5pp $-163	+1.0pp $-216

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $199,900 Active 31 DOM
2. 2026-06-18
   days on market $199,900 Active 30 DOM
3. 2026-06-17
   days on market $199,900 Active 29 DOM
4. 2026-06-16
   days on market $199,900 Active 28 DOM
5. 2026-06-15
   days on market $199,900 Active 27 DOM
6. 2026-06-14
   days on market $199,900 Active 25 DOM
7. 2026-06-13
   days on market $199,900 Active 24 DOM
8. 2026-06-10
   days on market $199,900 Active 22 DOM
9. 2026-06-09
   days on market $199,900 Active 21 DOM
10. 2026-06-08
    days on market $199,900 Active 20 DOM
11. 2026-06-07
    days on market $199,900 Active 19 DOM
12. 2026-06-05
    days on market $199,900 Active 16 DOM
13. 2026-06-03
    days on market $199,900 Active 15 DOM
14. 2026-06-02
    days on market $199,900 Active 14 DOM
15. 2026-06-01
    days on market $199,900 Active 13 DOM
16. 2026-05-31
    days on market $199,900 Active 12 DOM
17. 2026-05-30
    days on market $199,900 Active 11 DOM
18. 2026-05-19
    listed $199,900 Active
19. 2022-01-10
    listed $225,000 Active
20. 2014-12-15
    soldstatus $115,000 400-char remark

    Show marketing remark (400 chars)

    OWNER CARRY WITH DECENT DOWN!! Check out this excellent investment opportunity! Property features Two on one lot sitting on 1.39 Acres. The property runs the length of the cul-de-sac. There is a 1978 that's a 2/1 & the other 1974 is a 1/1 with very nice upgrades throughout. Very close to the McConnel walking trail and Olney Creek. Excellent Rental History and great Rental Income! A Must see!

21. 2014-12-12
    soldstatus $115,000
22. 2014-06-17
    listed $122,000 400-char remark

    Show marketing remark (400 chars)

    OWNER CARRY WITH DECENT DOWN!! Check out this excellent investment opportunity! Property features Two on one lot sitting on 1.39 Acres. The property runs the length of the cul-de-sac. There is a 1978 that's a 2/1 & the other 1974 is a 1/1 with very nice upgrades throughout. Very close to the McConnel walking trail and Olney Creek. Excellent Rental History and great Rental Income! A Must see!

23. 2007-09-27
    soldstatus $150,000
24. 2004-04-09
    soldstatus $90,000

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$28/yr (+$2/mo · 1.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,384
• − Mortgage interest: −$11,198
• − Property taxes: −$1,491
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$5,815
• Taxable loss: −$4,900
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $-160/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 — 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

+122.1% since first listed

7 events — show timeline

• 2026-05-19 Listed $199,900 SAOR
• 2022-01-10 Listed $225,000 SAOR
• 2014-12-15 Sold (MLS) $115,000 SAOR
• 2014-12-12 Sold (Public Records) $115,000 Public Records
• 2014-06-17 Listed $122,000 SAOR
• 2007-09-27 Sold (Public Records) $150,000 Public Records
• 2004-04-09 Sold (Public Records) $90,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,491 · +1.4% YoY. Source: county tax records.