20350 Hole In One · Redding, CA 96002

$179,900

2 bd · 2.0 ba · 1,200 sqft · Land · 118 Days on market

Built 2019

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this immaculate 2019 manufactured home located in a desirable 55+ community near Tucker Oaks Golf Course. This beautifully maintained 2-bedroom, 2-bath home shines with fresh interior and exterior paint and brand-new flooring throughout, giving it a crisp, modern feel. The open and functional floor plan offers comfortable living spaces, generous natural light, and a layout perfect for both everyday living and hosting guests. Both bedrooms are well-sized, with a private primary suite featuring its own bathroom for added convenience. Enjoy resort-style living with access to the community's clubhouse, swimming pool, and relaxing hot tub, all just moments from your door. The peaceful park setting combined with proximity to golf, shopping, and local amenities makes this an ideal place to enjoy low-maintenance living. Truly move-in ready and meticulously cared for, this home is a rare find, perfect for those looking to downsize without sacrificing comfort or quality.

Key facts

• Community clubhouse
• Relaxing hot tub
• Swimming pool

Tags

• PRIVATE PRIMARY SUITE
• COMMUNITY CLUBHOUSE
• SWIMMING POOL
• RELAXING HOT TUB
• PEACEFUL PARK SETTING
• LOW MAINTENANCE LIVING

Property features AI

Exterior

• Parking: Attached carport; Has carport; Asphalt parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (residential); Mobile zoning; City lot; Paved road access; 60' mobile length
• Construction: Metal siding; Foundation: see remarks; Built as a manufactured home
• Exterior features: Rain gutters; Covered patio/porch; Deck; Shed(s)

Interior

• Kitchen: Double oven; Gas cooktop; Range hood; Oven; Dishwasher
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Walk-in closet(s); Laminate counters; Storm windows; One fireplace
• Laundry & utility: Laundry room with electric and gas dryer hookups; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $180k.

Deal economics

• At list price, monthly cash flow is $47 ($564/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 $163k (9.2% below list).
• Recommended offer: $163k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Pacheco Union Elementary (rural): math 30% / reading 40% proficiency, ranked #264 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 118 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 13y ago; this cycle's ask is 260% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $180k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,322 (9.2% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-27,954
• Equity at exit: $26,824

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-27,690
• Equity at exit: $15,554

Cash invested: $50,372 (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 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $47

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 92%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6656 Churn Creek Rd Unit M-6656 Redding, CA	2.0	2.0	966	$1,625	$1.68	13d	1	0.68mi
3222 Camellia St Anderson, CA	2.0	1.0	740	$1,400	$1.89	13d	1	1.35mi

Listing history 50 events

1. 2026-06-13
   status $179,900 Pending 118 DOM
2. 2026-06-10
   days on market $179,900 Active 118 DOM
3. 2026-06-09
   days on market $179,900 Active 117 DOM
4. 2026-06-08
   days on market $179,900 Active 116 DOM
5. 2026-06-07
   days on market $179,900 Active 115 DOM
6. 2026-06-05
   days on market $179,900 Active 112 DOM
7. 2026-06-03
   days on market $179,900 Active 111 DOM
8. 2026-06-02
   days on market $179,900 Active 110 DOM
9. 2026-06-01
   days on market $179,900 Active 109 DOM
10. 2026-05-31
    days on market $179,900 Active 108 DOM
11. 2026-05-30
    days on market $179,900 Active 107 DOM
12. 2026-02-18
    listed $49,999 Active
13. 2026-02-12
    listed $179,900 Active 986-char remark

    Show marketing remark (986 chars)

    Welcome to this immaculate 2019 manufactured home located in a desirable 55+ community near Tucker Oaks Golf Course. This beautifully maintained 2-bedroom, 2-bath home shines with fresh interior and exterior paint and brand-new flooring throughout, giving it a crisp, modern feel. The open and functional floor plan offers comfortable living spaces, generous natural light, and a layout perfect for both everyday living and hosting guests. Both bedrooms are well-sized, with a private primary suite featuring its own bathroom for added convenience. Enjoy resort-style living with access to the community's clubhouse, swimming pool, and relaxing hot tub, all just moments from your door. The peaceful park setting combined with proximity to golf, shopping, and local amenities makes this an ideal place to enjoy low-maintenance living. Truly move-in ready and meticulously cared for, this home is a rare find, perfect for those looking to downsize without sacrificing comfort or quality.

14. 2022-07-14
    soldstatus $68,000
15. 2022-05-27
    listed $68,000
16. 2022-05-24
    soldstatus $125,000 Closed
17. 2022-05-05
    listed $125,000
18. 2022-05-05
    historical
19. 2021-12-10
    listed $124,900
20. 2019-11-08
    soldstatus $82,000
21. 2019-07-15
    listed $89,900
22. 2017-03-17
    soldstatus $68,500
23. 2016-08-11
    listed $72,500
24. 2016-03-07
    soldstatus $48,000
25. 2016-01-22
    soldstatus $38,000
26. 2015-11-10
    soldstatus $51,000
27. 2015-11-06
    soldstatus $48,000
28. 2015-08-28
    soldstatus $39,000
29. 2015-08-06
    listed $50,000
30. 2015-07-30
    soldstatus $56,800
31. 2015-06-27
    listed $47,000
32. 2015-06-24
    listed $39,000
33. 2015-05-29
    listed $59,000
34. 2015-04-14
    soldstatus $40,000
35. 2015-03-20
    soldstatus $35,000
36. 2015-03-13
    soldstatus $27,000
37. 2015-02-20
    listed $45,000
38. 2015-01-31
    listed $45,000
39. 2015-01-21
    listed $49,000
40. 2015-01-21
    listed $54,900
41. 2015-01-12
    listed $42,000
42. 2014-12-19
    soldstatus $16,750
43. 2014-11-13
    listed $15,900
44. 2014-11-10
    listed $29,900
45. 2014-11-01
    listed $19,500
46. 2014-10-29
    soldstatus $27,000
47. 2014-10-01
    soldstatus $50,000
48. 2014-08-22
    listed $65,000
49. 2014-07-22
    soldstatus $29,500
50. 2014-06-11
    listed $29,750

ⓘ 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 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,599
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,233
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $1,151/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: Pacheco Union Elementary
• NCES district ID: 0629280
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $59,905
• Composite: 31.26/100
• National rank: #6025
• State rank: #264 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): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• 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

+138.1% since first listed

45 events — show timeline

• 2026-02-18 Listed $49,999 TCAOR
• 2026-02-12 Listed $179,900 TCAOR
• 2022-07-14 Sold (MLS) $68,000 TCAOR
• 2022-05-27 Listed $68,000 TCAOR
• 2022-05-24 Sold (MLS) $125,000 SAOR
• 2022-05-05 Delisted — SAOR
• 2022-05-05 Listed $125,000 SAOR
• 2021-12-10 Listed $124,900 SAOR
• 2019-11-08 Sold (MLS) $82,000 SAOR
• 2019-07-15 Listed $89,900 SAOR
• 2017-03-17 Sold (MLS) $68,500 SAOR
• 2016-08-11 Listed $72,500 SAOR
• 2016-03-07 Sold (MLS) $48,000 SAOR
• 2016-01-22 Sold (MLS) $38,000 SAOR
• 2015-11-10 Sold (MLS) $51,000 SAOR
• 2015-11-06 Sold (MLS) $48,000 SAOR
• 2015-08-28 Sold (MLS) $39,000 SAOR
• 2015-08-06 Listed $50,000 SAOR
• 2015-07-30 Sold (MLS) $56,800 SAOR
• 2015-06-27 Listed $47,000 SAOR
• 2015-06-24 Listed $39,000 SAOR
• 2015-05-29 Listed $59,000 SAOR
• 2015-04-14 Sold (MLS) $40,000 SAOR
• 2015-03-20 Sold (MLS) $35,000 SAOR
• 2015-03-13 Sold (MLS) $27,000 SAOR
• 2015-02-20 Listed $45,000 SAOR
• 2015-01-31 Listed $45,000 SAOR
• 2015-01-21 Listed $54,900 SAOR
• 2015-01-21 Listed $49,000 SAOR
• 2015-01-12 Listed $42,000 SAOR
• 2014-12-19 Sold (MLS) $16,750 SAOR
• 2014-11-13 Listed $15,900 SAOR
• 2014-11-10 Listed $29,900 SAOR
• 2014-11-01 Listed $19,500 SAOR
• 2014-10-29 Sold (MLS) $27,000 SAOR
• 2014-10-01 Sold (MLS) $50,000 SAOR
• 2014-08-22 Listed $65,000 SAOR
• 2014-07-22 Sold (MLS) $29,500 SAOR
• 2014-06-11 Listed $29,750 SAOR
• 2014-05-20 Sold (MLS) $38,500 SAOR
• 2014-04-23 Sold (MLS) $39,500 SAOR
• 2014-04-19 Listed $29,999 SAOR
• 2014-03-05 Listed $39,500 SAOR
• 2014-02-24 Listed $40,000 SAOR
• 2013-07-16 Listed $21,000 SAOR

Property tax history

+67.7%/yr

Latest (2024): $32,530 · +2.7% YoY. Source: county tax records.