2920 Clark Unit k-17 · Butte Valley, CA 95965

$139,000

3 bd · 2.0 ba · 1,240 sqft · Manufactured · 87 Days on market

Built 2022 $112/sqft · 114% above area ↓ 16% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this brand new 3-bedroom, 2-bath manufactured home located in a picture-perfect setting in the beautiful rolling countryside of Butte Valley. This home offers privacy, tranquility, and stunning panoramic views. Space rent has also been reduced to $650 per month. The interior features a spacious open kitchen floor plan with a huge kitchen island and vaulted ceilings. Enjoy new wood laminate flooring and double-paned windows throughout, along with stainless steel appliances and granite countertops in both the kitchen and bathrooms, complemented by custom wood cabinets. Built solidly with 2x4s and hardwood exterior walls, the home is designed for comfort with walled-in insulation. A brand new Central AC system to be installed by the seller as a buyer incentive. Centrally located, this home is close to excellent fishing, horseback riding, and hiking. You’ll be just 3 miles from Lake Oroville's Lime Saddle Marina and only 15 minutes from Table Mountain State Park. A short walk takes you to Butte College and the 4 Corners Gas Market, with a quick 15-minute commute to Chico, Oroville, and Paradise. Located in the reputable Durham School District, it's a great option for families, college students, or retirees. Seller Financing and Mobile Financing is available through flexible in-house lenders with only 5 to 10% down required for those with decent credit. Plus, you’ll benefit from free water and sewer services. Join the newly upgraded Foothill Family Community, where owning a brand new home in the Chico and Oroville area is now more affordable than ever!

Key facts

• Double paned windows
• Huge kitchen island
• Vaulted ceilings

Tags

• SPACIOUS OPEN KITCHEN
• HUGE KITCHEN ISLAND
• VAULTED CEILINGS
• NEW WOOD LAMINATE FLOORING
• DOUBLE PANED WINDOWS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,130 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A; Watch: schools C-, crime C-, amenities F.
• Durham Unified (rural): math 40% / reading 48% proficiency, ranked #180 of 517 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 39% of the median local income ($53k/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 $961 of loan paydown is wiped out by about $4k 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 + 1.9% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $65,000
• List price: $139,000
• Delta: 113.85%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Clark Rd Unit 7K	0.19mi	3/2.0	1,144 (-8%)	4mo	$65,000	$57	75
2920 Clark Unit C-15	0.19mi	3/2.0	1,240 (0%)	24mo	$150,000	$121	71
2920 Clark Rd Unit 19K	0.19mi	3/2.0	1,144 (-8%)	11mo	$62,500	$55	69
2920 Clark Rd Unit E3	0.19mi	3/2.0	1,120 (-10%)	12mo	$90,000	$80	65

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,368
• Equity at exit: $20,725

10-year hold

• IRR: 15.3%
• Equity multiple: 2.18×
• Total profit: $45,938
• Equity at exit: $12,018

Cash invested: $38,920 (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 95965

• Home prices YoY: -31.6%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $548

Break-even live

Break-even rent $1,050

Max offer price $139,000

Occupancy floor 64%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $139,000 Active 87 DOM
2. 2026-06-18
   days on market $139,000 Active 86 DOM
3. 2026-06-17
   days on market $139,000 Active 85 DOM
4. 2026-06-16
   days on market $139,000 Active 84 DOM
5. 2026-06-15
   days on market $139,000 Active 83 DOM
6. 2026-06-14
   days on market $139,000 Active 81 DOM
7. 2026-06-13
   days on market $139,000 Active 80 DOM
8. 2026-06-10
   days on market $139,000 Active 78 DOM
9. 2026-06-09
   days on market $139,000 Active 77 DOM
10. 2026-06-08
    days on market $139,000 Active 76 DOM
11. 2026-06-07
    days on market $139,000 Active 75 DOM
12. 2026-06-05
    days on market $139,000 Active 72 DOM
13. 2026-06-02
    days on market $139,000 Active 70 DOM
14. 2026-06-01
    days on market $139,000 Active 69 DOM
15. 2026-05-31
    days on market $139,000 Active 68 DOM
16. 2026-05-30
    days on market $139,000 Active 67 DOM
17. 2026-03-24
    listed $139,000 Active 1594-char remark

    Show marketing remark (1594 chars)

    Discover this brand new 3-bedroom, 2-bath manufactured home located in a picture-perfect setting in the beautiful rolling countryside of Butte Valley. This home offers privacy, tranquility, and stunning panoramic views. Space rent has also been reduced to $650 per month. The interior features a spacious open kitchen floor plan with a huge kitchen island and vaulted ceilings. Enjoy new wood laminate flooring and double-paned windows throughout, along with stainless steel appliances and granite countertops in both the kitchen and bathrooms, complemented by custom wood cabinets. Built solidly with 2x4s and hardwood exterior walls, the home is designed for comfort with walled-in insulation. A brand new Central AC system to be installed by the seller as a buyer incentive. Centrally located, this home is close to excellent fishing, horseback riding, and hiking. You’ll be just 3 miles from Lake Oroville's Lime Saddle Marina and only 15 minutes from Table Mountain State Park. A short walk takes you to Butte College and the 4 Corners Gas Market, with a quick 15-minute commute to Chico, Oroville, and Paradise. Located in the reputable Durham School District, it's a great option for families, college students, or retirees. Seller Financing and Mobile Financing is available through flexible in-house lenders with only 5 to 10% down required for those with decent credit. Plus, you’ll benefit from free water and sewer services. Join the newly upgraded Foothill Family Community, where owning a brand new home in the Chico and Oroville area is now more affordable than ever!

18. 2026-02-24
    historical
19. 2026-02-13
    price $139,000
20. 2026-01-30
    price $159,000
21. 2024-09-05
    status Active
22. 2024-08-25
    historical
23. 2023-11-21
    status Active
24. 2023-11-10
    price $149,900
25. 2023-11-10
    historical
26. 2023-10-20
    status Active
27. 2023-10-09
    historical
28. 2023-07-10
    price $159,850
29. 2023-05-15
    price $159,900
30. 2023-04-11
    listed $165,000 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: $512 · $43/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$544/yr (+$45/mo · 106.3%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,921
• − Mortgage interest: −$7,786
• − Property taxes: −$512
• − Insurance: −$695
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,044
• Taxable income: $4,537
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $5,485/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: Durham Unified
• NCES district ID: 0611730
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $65,306
• Composite: 39.25/100
• National rank: #4003
• State rank: #180 of 517 in CA

Livability — Butte Valley

• Score: 50/100
• State rank: #1130
• US rank: #25679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butte Valley, CA
• County: Butte County · 175,030 people
• Metro: Chico, CA
• Population (ZIP): 21,181
• Household income: $53,198
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 892.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 20% Asian 16% Two or more races 13% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Iranian 2% Russian 1%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 13% Other Asian/Pacific 10% Tagalog/Filipino 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: ▼ -146.76%
• Current HPI: 317.0277
• Rent YoY: ▲ 1.88%
• 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

-15.8% since first listed

14 events — show timeline

• 2026-03-24 Listed $139,000 CRMLS
• 2026-02-24 Listing Removed — CRMLS
• 2026-02-13 Price Changed $139,000 CRMLS
• 2026-01-30 Price Changed $159,000 CRMLS
• 2024-09-05 Relisted — CRMLS
• 2024-08-25 Listing Removed — CRMLS
• 2023-11-21 Relisted — CRMLS
• 2023-11-10 Price Changed $149,900 CRMLS
• 2023-11-10 Listing Removed — CRMLS
• 2023-10-20 Relisted — CRMLS
• 2023-10-09 Listing Removed — CRMLS
• 2023-07-10 Price Changed $159,850 CRMLS
• 2023-05-15 Price Changed $159,900 CRMLS
• 2023-04-11 Listed $165,000 CRMLS

Property tax history

+0.3%/yr

Latest (2021): $512 · +1.6% YoY. Source: county tax records.