2920 Clark Unit L-6 · Butte Valley, CA 95965

$160,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 87 Days on market

Built 2025 Excellent condition $118/sqft · 146% above area

---

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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 3-bedroom, 2-bath, 1340 Sqft, Double-wide, manufactured home in the picturesque Foothill Family Community, nestled in the scenic Butte Valley. This home features a spacious open kitchen with a large island, vaulted ceilings, new wood laminate flooring, double-paned windows, and granite countertops with custom wood cabinets. Monthly SPACE RENT REDUCED to only $500.oo as a buyer incentive!! Located just 3 miles from Lake Oroville's Lime Saddle Marina and 15 minutes from Table Mountain State Park, this home offers privacy while being close to Butte College, local markets, and the reputable Durham School District. Ideal for families, college investments, or retirees. Financing options include a lease-to-buy with 10% down or conventional financing with as little as 3% down. Additional move-in buyer incentives are also available. An affordable opportunity to own your new home in the Chico/Oroville area!

Key facts

• Double paned windows
• Large island
• Vaulted ceilings

Tags

• SPACIOUS OPEN KITCHEN
• LARGE ISLAND
• VAULTED CEILINGS
• NEW WOOD LAMINATE FLOORING
• DOUBLE PANED WINDOWS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (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 40% 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 $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $150,400 (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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $65,000
• List price: $160,000
• Delta: 146.15%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Clark Unit C-15	0.11mi	3/2.0	1,240 (-8%)	24mo	$150,000	$121	61

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-9,589
• Equity at exit: $23,857

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,410
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $287

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $160,000 Active 87 DOM
2. 2026-06-18
   days on market $160,000 Active 86 DOM
3. 2026-06-17
   days on market $160,000 Active 85 DOM
4. 2026-06-16
   days on market $160,000 Active 84 DOM
5. 2026-06-15
   days on market $160,000 Active 83 DOM
6. 2026-06-14
   days on market $160,000 Active 81 DOM
7. 2026-06-13
   days on market $160,000 Active 80 DOM
8. 2026-06-10
   days on market $160,000 Active 78 DOM
9. 2026-06-09
   days on market $160,000 Active 77 DOM
10. 2026-06-08
    days on market $160,000 Active 76 DOM
11. 2026-06-07
    days on market $160,000 Active 75 DOM
12. 2026-06-05
    days on market $160,000 Active 72 DOM
13. 2026-06-02
    days on market $160,000 Active 70 DOM
14. 2026-06-01
    days on market $160,000 Active 69 DOM
15. 2026-05-31
    days on market $160,000 Active 68 DOM
16. 2026-05-30
    days on market $160,000 Active 67 DOM
17. 2026-03-24
    listed $160,000 Active 923-char remark

    Show marketing remark (923 chars)

    Brand new 3-bedroom, 2-bath, 1340 Sqft, Double-wide, manufactured home in the picturesque Foothill Family Community, nestled in the scenic Butte Valley. This home features a spacious open kitchen with a large island, vaulted ceilings, new wood laminate flooring, double-paned windows, and granite countertops with custom wood cabinets. Monthly SPACE RENT REDUCED to only $500.oo as a buyer incentive!! Located just 3 miles from Lake Oroville's Lime Saddle Marina and 15 minutes from Table Mountain State Park, this home offers privacy while being close to Butte College, local markets, and the reputable Durham School District. Ideal for families, college investments, or retirees. Financing options include a lease-to-buy with 10% down or conventional financing with as little as 3% down. Additional move-in buyer incentives are also available. An affordable opportunity to own your new home in the Chico/Oroville area!

18. 2026-01-06
    historical
19. 2025-08-19
    price $159,500
20. 2025-06-03
    listed $159,900 Active

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

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: $21,155
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$4,655
• Taxable income: $953
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,215/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This brand new, move-in-ready manufactured home in Butte Valley offers a spacious open kitchen, new wood laminate flooring, and a picturesque setting with access to local amenities and scenic views.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances both resale and rental value.
• Both Add a small outdoor seating area — Improves both resale and rental value by adding a unique feature.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances both resale and rental value. ↑
• Both Add a small outdoor seating area — Improves both resale and rental value by adding a unique feature. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.1% since first listed

4 events — show timeline

• 2026-03-24 Listed $160,000 CRMLS
• 2026-01-06 Listing Removed — CRMLS
• 2025-08-19 Price Changed $159,500 CRMLS
• 2025-06-03 Listed $159,900 CRMLS