14740 Bass Dr Spc 15 · Mountain Gate, CA 96003

$123,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured · 46 Days on market

Built 2021 Good condition $112/sqft · 22% above area Est $101k · 22% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.5/10.0
• Livability +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

Key facts

• Open floor plan
• Detached studio
• Parking

Tags

• DETACHED STUDIO
• OPEN FLOOR PLAN
• CENTRAL HEATING AND AIR
• CLOSE TO OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Carport (1 space); Guest parking available
• Utilities: 220 volt electric
• Home design: Manufactured in-park home; Mobile home
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Level topography; Asphalt road surface; Frontage on a county road; Located in the Mountain Gate mobile home park

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven
• Flooring: Vinyl flooring; Carpet; Laminate flooring
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Dishwasher; Microwave; Range; Oven; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#1,255 in CA) — a working-class tenant base; expect higher turnover. Watch: cost of living D+, crime F, amenities 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.
• Zoned schools: Shasta Lake (math 27% / reading 36%, grade F, #816 of 1,571 statewide, top 52%, 616 students, 74% FRL); Central Valley High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 625 students, 60% FRL).
• Zoned-school proficiency averages 43% at this address vs 30% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Gateway Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.0%/yr); 393 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $857 of loan paydown is wiped out by about $4k 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 + 6.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $99k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $120,183 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.44%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $101,336
• List price: $123,900
• Delta: 22.27%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14740 Bass Dr #8	0.00mi	3/2.0	1,064 (-4%)	3mo	$105,000	$99	92
14740 Bass Dr #36	0.00mi	3/2.0	1,152 (+4%)	7mo	$119,990	$104	87
14740 Bass Dr #11	0.00mi	3/2.0	1,065 (-4%)	11mo	$89,000	$84	85
14740 Bass Dr #23	0.00mi	3/2.0	1,200 (+9%)	11mo	$99,000	$83	77
14578 Bass Dr #7	0.38mi	3/2.0	1,180 (+7%)	3mo	$55,000	$47	69
14578 Bass Dr #14	0.38mi	3/2.0	1,080 (-2%)	13mo	$40,000	$37	68
14578 Bass Dr #30	0.38mi	3/2.0	1,012 (-8%)	14mo	$78,000	$77	57
15005 Wonderland Blvd Blvd	0.63mi	2/2.0 (-1)	1,056 (-4%)	15mo	$110,000	$104	46
14578 Bass Dr #17	0.38mi	3/2.0	960 (-13%)	22mo	$65,000	$68	42

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: 24.8%
• Equity multiple: 2.06×
• Total profit: $36,931
• Equity at exit: $18,474

10-year hold

• IRR: 34.4%
• Equity multiple: 4.62×
• Total profit: $125,479
• Equity at exit: $10,713

Cash invested: $34,692 (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: 393
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,858/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $793

Break-even live

Break-even rent $1,084

Max offer price $123,900

Occupancy floor 57%

Sensitivity live

Price	-10% $879	-5% $836	+0% $793	+5% $751	+10% $708
Rent	-10% $628	-5% $711	+0% $793	+5% $876	+10% $958
Rate	-1.0pp $856	-0.5pp $825	base $793	+0.5pp $761	+1.0pp $729

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $123,900 Active 46 DOM
2. 2026-06-19
   days on market $123,900 Active 44 DOM
3. 2026-06-18
   days on market $123,900 Active 43 DOM
4. 2026-06-17
   days on market $123,900 Active 42 DOM
5. 2026-06-16
   days on market $123,900 Active 41 DOM
6. 2026-06-15
   days on market $123,900 Active 40 DOM
7. 2026-06-14
   days on market $123,900 Active 38 DOM
8. 2026-06-13
   days on market $123,900 Active 37 DOM
9. 2026-06-10
   days on market $123,900 Active 35 DOM
10. 2026-06-09
    days on market $123,900 Active 34 DOM
11. 2026-06-08
    days on market $123,900 Active 33 DOM
12. 2026-06-07
    days on market $123,900 Active 32 DOM
13. 2026-06-03
    days on market $123,900 Active 28 DOM
14. 2026-06-02
    days on market $123,900 Active 27 DOM
15. 2026-06-01
    days on market $123,900 Active 26 DOM
16. 2026-05-31
    days on market $123,900 Active 25 DOM
17. 2026-05-30
    days on market $123,900 Active 24 DOM
18. 2026-05-06
    price $123,900 669-char remark
19. 2026-05-06
    listed $129,900 Active 669-char remark
20. 2024-04-05
    soldstatus $99,000 Closed 634-char remark

    Show marketing remark (634 chars)

    Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

21. 2024-03-12
    status Pending 634-char remark

    Show marketing remark (634 chars)

    Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

22. 2024-03-02
    status Active 634-char remark

    Show marketing remark (634 chars)

    Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

23. 2024-02-12
    status Pending 634-char remark

    Show marketing remark (634 chars)

    Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

24. 2024-01-04
    price $104,000 634-char remark

    Show marketing remark (634 chars)

    Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

25. 2023-11-16
    listed $105,000 Active 634-char remark

    Show marketing remark (634 chars)

    Check out this better than new, Charming Home near Shasta Lake - Ideal for Families This stunning home boasts a fresh, open floor plan that's been meticulously maintained, offering a spacious layout with fresh paint throughout. Nestled near the captivating Shasta Lake, this residence offers easy access to nature's beauty and recreational activities, perfect for outdoor enthusiasts, yet just a short 10 min drive to Redding! This home also has a a detached 10/10 studio or storage space—a versatile addition to this property! This is a family park. Financing options available with as little as 5% down for owner occupants.

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 45 unhealthy d/yr today · 48 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,057
• − Mortgage interest: −$6,940
• − Property taxes: −$1,858
• − Insurance: −$620
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$3,604
• Taxable income: $8,025
• Est. tax owed @ 24.0%: −$1,926
• After-tax cash flow: $7,594/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 3-bedroom, 2-bath home in a family-friendly park is ready for a new owner. It offers a bright, open floor plan with fresh paint and modern appliances, making it ideal for families or those seeking a peaceful lifestyle.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and is durable
• Both Upgrade kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is durable ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑

ⓘ 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: 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 — Mountain Gate

• Score: 47/100
• State rank: #1255
• US rank: #26371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Gate, CA
• County: Shasta County · 147,641 people
• 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

+18.0% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $123,900 SAOR
• 2026-05-06 Listed $129,900 SAOR
• 2024-04-05 Sold (MLS) $99,000 SAOR
• 2024-03-12 Pending — SAOR
• 2024-03-02 Relisted — SAOR
• 2024-02-12 Pending — SAOR
• 2024-01-04 Price Changed $104,000 SAOR
• 2023-11-16 Listed $105,000 SAOR