Redding, CA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
4.83×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs California
- 5.95×-1.12
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
26.5%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs California
- 28.8%-2.3
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.57%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs California
- 3.10%+0.47
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.32%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs California
- -0.03%+0.36
- vs U.S.
- 0.03%+0.29
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.39
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs California
- 2.39
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.2%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs California
- 5.2%=
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+27.0%
homeValues.yearOverYear
-0.3%
Median home value
$347,200
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,212 | $14,544 | 20.2% |
| 2 BR | $1,590 | $19,080 | 26.5% |
| 3 BR | $2,211 | $26,532 | 36.9% |
Labor market direction
Unemployment
5.2%
Median household income
$71,931
What's being built
Total TTM
253
+15.0% YoY
Single-family
248
2–4 unit
0
5+ unit
5
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Shasta County | 181,852 | $347,200 | $71,931 | 253 | +15.0% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Redding | 181,852 | $71,931 | 4.83× | 3.57% | +27.0% | 1.39 | 5.2% |
| Dover, DE | 182,400 | $72,872 | — | — | +49.9% | — | 5.6% |
| Yuba City, CA | 180,806 | $74,762 | — | — | +34.0% | — | 7.9% |
| Billings, MT | 185,147 | $74,599 | — | — | +48.7% | — | 3.4% |
| Iowa City, IA | 175,894 | $74,142 | — | — | +34.6% | — | 2.4% |
| Eau Claire, WI | 171,951 | $72,513 | — | — | +55.7% | — | 3.2% |
Where people are moving in from
Net migration
+585
+0.32% of population
| Origin county | Tax returns |
|---|---|
| Tehama County, CA | 384 |
| Sacramento County, CA | 214 |
| Butte County, CA | 175 |
| Humboldt County, CA | 146 |
| Los Angeles County, CA | 137 |
| Alameda County, CA | 114 |
Who lives in Redding
- Median age
- 42
- Bachelor's+
- 23.3%
- Owner-occupancy
- 65.4%
- Vacancy rate
- 10.4%
- Rent burdened (30%+)
- 47.2%
- Median household income
- $71,931
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.