Seasons at Anderson

Seasons at Anderson is a 79-unit, 100% affordable senior community at 2400 Shady Lane in Anderson, California, about ten minutes south of Redding in Shasta County. Placed in service in 2011, it was financed with 9% federal and state tax credits, ARRA/TCAP funds, a City of Anderson HOME loan and a USDA Section 538 guaranteed loan, and has been managed by Cambridge Real Estate Services since it opened. The August 2026 rent roll shows 98.7% occupancy.

The property has 63 one-bedroom and 16 two-bedroom units in five two-story stucco buildings with concrete-tile roofs on a 2.54-acre site. Breezeways connect every upper floor to a single elevator, so all units have step-free access. Units include granite counters, a dishwasher and microwave, and a patio or balcony. Community amenities include a spa, fitness center, community room with kitchen, computer room and BBQ areas.

The property is restricted at 30%, 50% and 55% AMI under a TCAC regulatory agreement with a 57-year compliance period running through 2066, along with a City of Anderson HOME regulatory agreement. Forty-three units (54%) are voucher-assisted, and their rents are capped by the Section 8 payment standard rather than the LIHTC limit, leaving roughly $146,000 a year of rent runway. The assumable USDA 538 note carries a fixed 3.54% rate through 2052 with an annual Mortgage Interest Subsidy of about $29,000, and the $8.2M TCAP loan is at 0% with no payments due until 2065.

Seasons at Anderson is offered as a transfer of partnership interests with assumption of the in-place debt, unpriced on an open solicitation basis. Restricted reserves of approximately $767,000 convey with the partnership.