2920 Clark Unit C12 · Butte Valley, CA 95965

$40,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 25 Days on market

Built 1973 ↓ 27% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Here it is, your spacious 3 bedroom, 2 full bathroom, 1,536sqft mobile home with a large fenced backyard in a quiet, family-friendly park! This place is waiting for you to come and make it HOME. It is in a wonderful location at the back of the Foothills Mobile Home Park. There are beautiful rolling hill views to be enjoyed right outside your door. With large windows throughout, there is no shortage of great natural light in this home. This park is located just around the corner from Butte College and is in the desirable Durham School District. Make your appointment to see it today!

Key facts

• Front deck
• Recreation room
• Basketball court

Tags

• FOOTHILLS MOBILE HOME PARK
• BEAUTIFUL VIEWS
• FRONT DECK
• RECREATION ROOM
• BASKETBALL COURT
• EASY ACCESS TO RECREATION

Property features AI

Finance

• Other: Park requires manager approval; Pets allowed—call for details; Community features include rural setting and biking
• Financial info: Monthly land lease amount; Land lease includes water
• HOA & community: Located in Foothills Mobile Home Park; Monthly land lease payable to park

Exterior

• Parking: Attached carport (1 space)
• Utilities: Standard electric service; Private water; Private sewer; Electricity, water, and sewer connected
• Home design: Single-story mobile home (24' x 64'); Front entry; One total story; Mobile home remains on lot
• Construction: Year built per public records
• Exterior features: Front porch; Back yard; Storage building and shed on property; Community fishing access/view

Interior

• Kitchen: Garbage disposal; Refrigerator; Gas range
• Bedrooms: Primary bedroom
• Bathrooms: Two full bathrooms with bathtub and walk-in shower
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Built-in storage; Carbon monoxide detector(s); Smoke detector
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% 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: crime C-, amenities F, commute 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.
• Zoned schools: Durham Elementary (math 45% / reading 51%, grade D, #451 of 1,571 statewide, top 29%, 461 students, 37% FRL); Durham Intermediate (math 34% / reading 43%, grade F, #159 of 498 statewide, top 32%, 225 students, 44% FRL); Durham High (math 44% / reading 54%, grade D, #352 of 1,170 statewide, top 31%, 310 students, 37% FRL).
• 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 $277 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 + 1.9% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 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 $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.36% ✓
• Cap rate: 39.53%
• Cash-on-cash: 118.70%
• DSCR: 6.28
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.55×
• Total profit: $62,158
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 13.26×
• Total profit: $137,277
• Equity at exit: $3,458

Cash invested: $11,200 (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 95965

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

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $1,108

Break-even live

Break-even rent $341

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,131	-5% $1,119	+0% $1,108	+5% $1,097	+10% $1,085
Rent	-10% $970	-5% $1,039	+0% $1,108	+5% $1,177	+10% $1,246
Rate	-1.0pp $1,128	-0.5pp $1,118	base $1,108	+0.5pp $1,098	+1.0pp $1,087

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $40,000 Active 25 DOM
2. 2026-06-19
   days on market $40,000 Active 23 DOM
3. 2026-06-18
   days on market $40,000 Active 22 DOM
4. 2026-06-17
   days on market $40,000 Active 21 DOM
5. 2026-06-16
   days on market $40,000 Active 20 DOM
6. 2026-06-15
   days on market $40,000 Active 19 DOM
7. 2026-06-14
   days on market $40,000 Active 17 DOM
8. 2026-06-13
   days on market $40,000 Active 16 DOM
9. 2026-06-10
   days on market $40,000 Active 14 DOM
10. 2026-06-09
    days on market $40,000 Active 13 DOM
11. 2026-06-08
    days on market $40,000 Active 12 DOM
12. 2026-06-07
    days on market $40,000 Active 11 DOM
13. 2026-06-05
    days on market $40,000 Active 8 DOM
14. 2026-06-02
    days on market $40,000 Active 6 DOM
15. 2026-06-01
    days on market $40,000 Active 5 DOM
16. 2026-05-31
    days on market $40,000 Active 4 DOM
17. 2026-05-30
    days on market $40,000 Active 3 DOM
18. 2026-05-27
    listed $40,000 Active
19. 2023-06-21
    soldstatus $45,000 Closed Sale 589-char remark

    Show marketing remark (589 chars)

    Here it is, your spacious 3 bedroom, 2 full bathroom, 1,536sqft mobile home with a large fenced backyard in a quiet, family-friendly park! This place is waiting for you to come and make it HOME. It is in a wonderful location at the back of the Foothills Mobile Home Park. There are beautiful rolling hill views to be enjoyed right outside your door. With large windows throughout, there is no shortage of great natural light in this home. This park is located just around the corner from Butte College and is in the desirable Durham School District. Make your appointment to see it today!

20. 2023-06-16
    status Pending Sale 589-char remark

    Show marketing remark (589 chars)

    Here it is, your spacious 3 bedroom, 2 full bathroom, 1,536sqft mobile home with a large fenced backyard in a quiet, family-friendly park! This place is waiting for you to come and make it HOME. It is in a wonderful location at the back of the Foothills Mobile Home Park. There are beautiful rolling hill views to be enjoyed right outside your door. With large windows throughout, there is no shortage of great natural light in this home. This park is located just around the corner from Butte College and is in the desirable Durham School District. Make your appointment to see it today!

21. 2023-06-09
    historical Active Under Contract 589-char remark

    Show marketing remark (589 chars)

    Here it is, your spacious 3 bedroom, 2 full bathroom, 1,536sqft mobile home with a large fenced backyard in a quiet, family-friendly park! This place is waiting for you to come and make it HOME. It is in a wonderful location at the back of the Foothills Mobile Home Park. There are beautiful rolling hill views to be enjoyed right outside your door. With large windows throughout, there is no shortage of great natural light in this home. This park is located just around the corner from Butte College and is in the desirable Durham School District. Make your appointment to see it today!

22. 2023-05-23
    listed $55,000 Active 589-char remark

    Show marketing remark (589 chars)

    Here it is, your spacious 3 bedroom, 2 full bathroom, 1,536sqft mobile home with a large fenced backyard in a quiet, family-friendly park! This place is waiting for you to come and make it HOME. It is in a wonderful location at the back of the Foothills Mobile Home Park. There are beautiful rolling hill views to be enjoyed right outside your door. With large windows throughout, there is no shortage of great natural light in this home. This park is located just around the corner from Butte College and is in the desirable Durham School District. Make your appointment to see it today!

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $518 · $43/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 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: $20,923
• − Mortgage interest: −$2,241
• − Property taxes: −$518
• − Insurance: −$200
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$1,164
• Taxable income: $13,453
• Est. tax owed @ 24.0%: −$3,229
• After-tax cash flow: $10,066/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

-27.3% since first listed

5 events — show timeline

• 2026-05-27 Listed $40,000 CRMLS
• 2023-06-21 Sold (MLS) $45,000 CRMLS
• 2023-06-16 Pending — CRMLS
• 2023-06-09 Contingent — CRMLS
• 2023-05-23 Listed $55,000 CRMLS

Property tax history

+7.4%/yr

Latest (2025): $518 · +6.8% YoY. Source: county tax records.