1901 Dayton Rd #124 · Durham, CA 95928

$115,000

2 bd · 1.5 ba · 800 sqft · Manufactured public records · 65 Days on market

Built 2021 $144/sqft · 137% above area Est $79k · 46% over

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Why this score? — see what drove the C 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the highly sought-after Chico Mobile Country Club, a premier 55+ community situated on the outskirts of Chico. Enjoy a peaceful setting while still being just minutes from dining, shopping, and Downtown Chico. This beautiful 2021 home sits on a spacious corner lot with three bedrooms and two bathrooms. Featuring a thoughtfully designed open floor plan with 1,296 square feet of living space. You are greeted by a composite deck and a covered porch, setting the tone for a warm and inviting atmosphere. The kitchen serves as a true centerpiece of the home, featuring abundant counter space, rich cabinetry, a gas range, dual-basin stainless steel sink, a high bar, and a dining room that is seamlessly connected. . Three spacious bedrooms, including a generously sized primary suite featuring an oversized closet and an en-suite bathroom with double sinks and a walk-in shower. The outdoor living space is where this property truly shines. The fully fenced lot is meticulously designed, featuring a dedicated area to keep your furry companions secure, along with a shed for additional storage. The mature landscaping has been lovingly cared for and beautifully maintained, with no detail overlooked—including the spacious covered carport and an added lattice for additional privacy. Residents also enjoy access to community amenities including a pool, hot tub, gym, RV parking, and more. This community offers the perfect blend of convenience, leisure, and a true sense of connection. Call today to schedule your own private tour.

Key facts

• Covered porch
• Fully fenced lot
• Corner lot

Tags

• CORNER LOT
• COMPOSITE DECK
• COVERED PORCH
• ABUNDANT COUNTER SPACE
• OUTDOOR LIVING SPACE
• FULLY FENCED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.6% in Durham — 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 58/100 on livability (#714 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Chico Unified (urban): math 40% / reading 70% proficiency, ranked #117 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 139 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $78,570
• List price: $115,000
• Delta: 46.37%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Dayton Rd #106	0.02mi	2/1.0	800 (0%)	10mo	$27,000	$34	88
1135 Berrington Rd	0.14mi	2/1.0	800 (0%)	6mo	$250,000	$313	86
1901 Dayton Rd #24	0.04mi	2/2.0	720 (-10%)	8mo	$24,000	$33	73

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,505
• Equity at exit: $17,147

10-year hold

• IRR: 8.2%
• Equity multiple: 1.64×
• Total profit: $20,668
• Equity at exit: $9,943

Cash invested: $32,200 (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 95928

• Rents YoY: 3.4%
• Active inventory: 139
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$603
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$48
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $242

Break-even live

Break-even rent $1,158

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Cobblestone Dr Chico, CA	2.0–4.0	1.0–2.0	1125	$1,660	$1.48	13d	1	1.29mi
1111 W 8th St Chico, CA	1.0	1.0	503	$900	$1.79	13d	15	1.29mi
412 Maple St Chico, CA	2.0	1.0	840	$1,800	$2.14	21d	1	1.34mi
1013 W 7th St Chico, CA	1.0	1.0	540	$1,038	$1.92	44d	1	1.34mi
1445 W 3rd St Chico, CA	2.0	1.0	750	$1,375	$1.83	13d	2	1.36mi
532 W 14th St Unit 17 Chico, CA	1.0	1.0	800	$1,250	$1.56	44d	1	1.39mi
532 W 14th St Unit 20 Chico, CA	2.0	1.0	700	$1,100	$1.57	13d	1	1.40mi
727 W 10th St Unit 3 Chico, CA	2.0	1.0	600	$1,550	$2.58	44d	1	1.40mi
1311 W 3rd St Unit 6 Chico, CA	2.0	1.0	660	$1,300	$1.97	44d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 65 DOM
2. 2026-06-18
   days on market $115,000 Active 64 DOM
3. 2026-06-17
   days on market $115,000 Active 63 DOM
4. 2026-06-16
   days on market $115,000 Active 62 DOM
5. 2026-06-15
   days on market $115,000 Active 61 DOM
6. 2026-06-14
   days on market $115,000 Active 59 DOM
7. 2026-06-13
   pricedays on market $115,000 Active 58 DOM
8. 2026-06-10
   days on market $120,000 Active 56 DOM
9. 2026-06-08
   days on market $120,000 Active 54 DOM
10. 2026-06-07
    days on market $120,000 Active 53 DOM
11. 2026-06-05
    days on market $120,000 Active 50 DOM
12. 2026-06-02
    days on market $120,000 Active 48 DOM
13. 2026-06-01
    days on market $120,000 Active 47 DOM
14. 2026-05-31
    days on market $120,000 Active 46 DOM
15. 2026-05-30
    days on market $120,000 Active 45 DOM
16. 2026-04-29
    price $124,000 1549-char remark

    Show marketing remark (1549 chars)

    Welcome to the highly sought-after Chico Mobile Country Club, a premier 55+ community situated on the outskirts of Chico. Enjoy a peaceful setting while still being just minutes from dining, shopping, and Downtown Chico. This beautiful 2021 home sits on a spacious corner lot with three bedrooms and two bathrooms. Featuring a thoughtfully designed open floor plan with 1,296 square feet of living space. You are greeted by a composite deck and a covered porch, setting the tone for a warm and inviting atmosphere. The kitchen serves as a true centerpiece of the home, featuring abundant counter space, rich cabinetry, a gas range, dual-basin stainless steel sink, a high bar, and a dining room that is seamlessly connected. . Three spacious bedrooms, including a generously sized primary suite featuring an oversized closet and an en-suite bathroom with double sinks and a walk-in shower. The outdoor living space is where this property truly shines. The fully fenced lot is meticulously designed, featuring a dedicated area to keep your furry companions secure, along with a shed for additional storage. The mature landscaping has been lovingly cared for and beautifully maintained, with no detail overlooked—including the spacious covered carport and an added lattice for additional privacy. Residents also enjoy access to community amenities including a pool, hot tub, gym, RV parking, and more. This community offers the perfect blend of convenience, leisure, and a true sense of connection. Call today to schedule your own private tour.

17. 2026-04-15
    listed $129,000 Active 1549-char remark

    Show marketing remark (1549 chars)

    Welcome to the highly sought-after Chico Mobile Country Club, a premier 55+ community situated on the outskirts of Chico. Enjoy a peaceful setting while still being just minutes from dining, shopping, and Downtown Chico. This beautiful 2021 home sits on a spacious corner lot with three bedrooms and two bathrooms. Featuring a thoughtfully designed open floor plan with 1,296 square feet of living space. You are greeted by a composite deck and a covered porch, setting the tone for a warm and inviting atmosphere. The kitchen serves as a true centerpiece of the home, featuring abundant counter space, rich cabinetry, a gas range, dual-basin stainless steel sink, a high bar, and a dining room that is seamlessly connected. . Three spacious bedrooms, including a generously sized primary suite featuring an oversized closet and an en-suite bathroom with double sinks and a walk-in shower. The outdoor living space is where this property truly shines. The fully fenced lot is meticulously designed, featuring a dedicated area to keep your furry companions secure, along with a shed for additional storage. The mature landscaping has been lovingly cared for and beautifully maintained, with no detail overlooked—including the spacious covered carport and an added lattice for additional privacy. Residents also enjoy access to community amenities including a pool, hot tub, gym, RV parking, and more. This community offers the perfect blend of convenience, leisure, and a true sense of connection. Call today to schedule your own private tour.

18. 2008-01-30
    historical
19. 2007-10-23
    listed $18,900

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/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 7/10 Severe FEMA zone AO · 96% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,566
• − Mortgage interest: −$6,442
• − Property taxes: −$1,696
• − Insurance: −$2,042
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,345
• Taxable income: $1,229
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,606/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: Chico Unified
• NCES district ID: 0608370
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 70% ▲ 14.00%
• Median HH income: $46,223
• Composite: 46.45/100
• National rank: #2443
• State rank: #117 of 517 in CA

Livability — Durham

• Score: 58/100
• State rank: #714
• US rank: #21351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butte County · 175,030 people
• City population: 41,860
• Metro: Chico, CA
• Population (ZIP): 37,409
• Household income: $64,949
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 3612.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Other Asian/Pacific 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: ▼ -313.43%
• Current HPI: 251.1819
• Rent YoY: ▲ 3.43%
• 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

+556.1% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $124,000 CRMLS
• 2026-04-15 Listed $129,000 CRMLS
• 2008-01-30 Listing Removed — CRMLS
• 2007-10-23 Listed $18,900 CRMLS

Property tax history

+38.3%/yr

Latest (2025): $1,696 · +6.4% YoY. Source: county tax records.