324 Ridgecrest · Oroville East, CA 95966

$45,500

2 bd · 2.5 ba · 1,464 sqft · Manufactured public records · 1002 Days on market

Built 1975 Est $45k · at est. ↓ 46% since listing

---

Why this score? — see what drove the B- 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
• ARV discount +7.4/15.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained home new heat and air, water heater, floor coverings, fresh paint. gutters. vacant. Check with property manager regarding rent amount. Seller would like to use Timos Title - Tamara

Key facts

• Community pool
• Built 1975
• Listed 1001 days

Property features AI

Finance

• Other: Property living area sourced from assessor's data; Parcel number 910021836000
• Financial info: Land lease of $740
• HOA & community: Senior community; Park name: The Oaks; Community features include biking

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Mobile home (24' x 52'); Mobile home remains on site; Single-story; Front entry
• Construction: Year built per public records
• Exterior features: Community pool; Lot in 0–1 unit/acre density range

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front entry; Single-level home (one story)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 3.4% in Oroville East — 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 51/100 on livability (#1,082 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, crime F, amenities F.
• Oroville Union High (town): math 19% / reading 49% proficiency, ranked #300 of 517 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 372 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $315 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Butte County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1002 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $14k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 1002 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.54% ✓
• Cap rate: 32.34%
• Cash-on-cash: 93.02%
• DSCR: 5.14
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $45,384
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Oak Grv	0.09mi	2/2.0	1,440 (-2%)	6mo	$30,000	$21	86
216 Rim Canyon Pkwy	0.06mi	2/2.0	1,488 (+2%)	8mo	$52,000	$35	85
248 Rim Canyon Pkwy	0.16mi	2/2.0	1,440 (-2%)	19mo	$45,000	$31	72
108 Oak grove Pkwy #108	0.26mi	2/2.0	1,440 (-2%)	18mo	$32,900	$23	69
140 Oak Grove Pkwy	0.13mi	3/2.0 (+1)	1,536 (+5%)	18mo	$39,000	$25	64
140 Oak Grove Pkwy #140	0.15mi	3/2.0 (+1)	1,536 (+5%)	18mo	$39,000	$25	63
429 Summerwood Pkwy	0.17mi	3/2.0 (+1)	1,581 (+8%)	16mo	$125,000	$79	58
401 Stoneridge	0.23mi	3/2.0 (+1)	1,568 (+7%)	15mo	$99,500	$63	58
200 Creekside	0.11mi	3/2.0 (+1)	1,352 (-8%)	21mo	$90,000	$67	58
431 Summerwood	0.17mi	3/2.0 (+1)	1,378 (-6%)	21mo	$126,500	$92	57
315 Ridgecrest	0.04mi	2/2.0	1,250 (-15%)	22mo	$35,000	$28	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.8%
• Equity multiple: 5.36×
• Total profit: $55,530
• Equity at exit: $6,784

10-year hold

• IRR: 96.6%
• Equity multiple: 11.15×
• Total profit: $129,371
• Equity at exit: $3,934

Cash invested: $12,740 (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 95966

• Active inventory: 372
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$239
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $988

Break-even live

Break-even rent $363

Max offer price $45,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,013	-5% $1,000	+0% $988	+5% $975	+10% $962
Rent	-10% $860	-5% $924	+0% $988	+5% $1,051	+10% $1,115
Rate	-1.0pp $1,010	-0.5pp $999	base $988	+0.5pp $976	+1.0pp $964

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: $11,375
• Closing costs: $1,365
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5560 Old Olive Hwy Oroville, CA	3.0	1.0	950	$1,600	$1.68	14d	1	0.57mi
5580 Old Olive Hwy Oroville, CA	3.0	1.0	1000	$1,500	$1.50	14d	1	0.64mi

Listing history 28 events

1. 2026-06-19
   days on market $45,500 Active 1002 DOM
2. 2026-06-18
   days on market $45,500 Active 1001 DOM
3. 2026-06-17
   days on market $45,500 Active 1000 DOM
4. 2026-06-16
   days on market $45,500 Active 999 DOM
5. 2026-06-15
   days on market $45,500 Active 998 DOM
6. 2026-06-14
   days on market $45,500 Active 996 DOM
7. 2026-06-13
   days on market $45,500 Active 995 DOM
8. 2026-06-10
   days on market $45,500 Active 993 DOM
9. 2026-06-09
   days on market $45,500 Active 992 DOM
10. 2026-06-08
    days on market $45,500 Active 991 DOM
11. 2026-06-07
    days on market $45,500 Active 990 DOM
12. 2026-06-03
    days on market $45,500 Active 986 DOM
13. 2026-06-02
    days on market $45,500 Active 985 DOM
14. 2026-06-01
    days on market $45,500 Active 984 DOM
15. 2026-05-31
    days on market $45,500 Active 983 DOM
16. 2026-05-30
    days on market $45,500 Active 982 DOM
17. 2026-03-14
    price $45,500
18. 2024-11-19
    status Active
19. 2024-11-07
    historical Active Under Contract
20. 2024-08-22
    price $50,500
21. 2023-09-21
    listed $60,000 Active
22. 2023-08-23
    historical
23. 2023-03-24
    listed $64,900 Active
24. 2022-12-02
    historical
25. 2022-10-22
    price $75,900
26. 2022-07-09
    status Active
27. 2022-07-05
    historical Active Under Contract
28. 2022-06-05
    listed $83,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $348 · $29/mo
• Projected year-2 tax: $348 · $29/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,353
• − Mortgage interest: −$2,549
• − Property taxes: −$348
• − Insurance: −$228
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$1,324
• Taxable income: $11,809
• Est. tax owed @ 24.0%: −$2,834
• After-tax cash flow: $9,016/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: Oroville Union High
• NCES district ID: 0629130
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $38,085
• Composite: 28.26/100
• National rank: #6794
• State rank: #300 of 517 in CA

Livability — Oroville East

• Score: 51/100
• State rank: #1082
• US rank: #25347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oroville East, CA
• County: Butte County · 175,030 people
• Metro: Chico, CA
• Population (ZIP): 28,503
• Household income: $65,586
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 807.0

Population outlook (Butte County) Hauer SSP2

• Today (2025): 237,527 people
• By 2030: 243,804 · +2.6%
• By 2040: 253,899 · +6.9%
• By 2050: 262,561 · +10.5%
• By 2075: 283,709 · +19.4%
• By 2100: 282,689 · +19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 14% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Butte

• 2024 margin: Toss-up / Even · D 46.8% · R 49.9% · Other 3.3%
• 2008→2024 swing: -5.5pp toward R · 2008: 2.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+1.7 2016: R+4.0 2012: R+3.9 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -284.58%
• Current HPI: 267.1415
• Rent YoY: —
• Metro: Chico, 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

-45.8% since first listed

12 events — show timeline

• 2026-03-14 Price Changed $45,500 CRMLS
• 2024-11-19 Relisted — CRMLS
• 2024-11-07 Contingent — CRMLS
• 2024-08-22 Price Changed $50,500 CRMLS
• 2023-09-21 Listed $60,000 CRMLS
• 2023-08-23 Listing Removed — CRMLS
• 2023-03-24 Listed $64,900 CRMLS
• 2022-12-02 Listing Removed — CRMLS
• 2022-10-22 Price Changed $75,900 CRMLS
• 2022-07-09 Relisted — CRMLS
• 2022-07-05 Contingent — CRMLS
• 2022-06-05 Listed $83,900 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $348 · +1.0% YoY. Source: county tax records.