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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Mobile home & RV parks
6950 Riverland Dr Redding, CA 96002-4520
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2570199
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1953
Construction
WOOD
Total area
960 SF
Lot
4.8 ac (209,088 SF)
Zoning code
ER
APN
055-340-059-000
UPID
US10-2570199
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
River Breeze Mobile Home Park Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$1.10M
Owner & transaction history
River Breeze Mhp LLC · 5 yrs held
River Breeze Mhp LLC
since 2020
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
ER · Redding, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Redding submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redding submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$945,000
ML approach
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.23M (Sep 29 2020)
Last sale anchor
$1.23M
Sep 29 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$1,146 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,133
Tax year 2024
Assessed value
$930,996
Assessed 2024
Previous assessed
$930,996
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$477,543
Assessed improvement
$453,453
Applied tax rate
115.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
2
Total area
960 SF
Lot
4.8 ac (209,088 SF)
Zoning code
ER
APN
055-340-059-000
UPID
US10-2570199
Jurisdiction
SHASTA
Zoning & alternative use
ER · Redding, CA
Zoning ER · permitted uses
ER · Redding, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redding. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
2
Lot
4.8 ac
Current owner
From public records · entity-resolved
River Breeze Mhp LLC
Entity
Mailing address
3308 EL CAMINO AVE, SACRAMENTO, CA 95821-6327
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
—
River Breeze Mhp LLC
—
Deed
related
$1,415,000 · Five Star Bank
Sep 29, 2020
$1,233,000
River Breeze Mhp LLC
Sandra Downs
Grant Deed
$1,225,000 · Five Star Bank
Sep 19, 2017
—
Chelsie Wolf
Wolf,devin
Quit Claim Deed
related
—
Aug 19, 2011
$199,000
Downs 2005 Family Trust
Loucol Living Trust
Grant Deed
related
—
—
—
Randy J Van Orden
—
Deed Of Trust
related
$320,000 · North Valley Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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