11705 Parey Ave · Proberta, CA 96080

$78,750

2 bd · 2.0 ba · 1,440 sqft · Land public records · 224 Days on market

Built 1976 4,356 sqft lot

---

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 +7.5/15.0
• Schools +4.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2019 manufactured home is in beautiful condition and well maintained. It is located in a well established senior park with large beautiful sea trees and a lush garden surrounding the property. Space ran for the property is 628 a month. This single wide two bedroom one bath home comes equipped with stainless steel appliances for the kitchen and a large spacious bathroom with shower stall. There is a convenience ramp in the driveway for accessibility and a large carport to provide shade. The home looks out over a beautiful orchard and there is access to the Sacramento river from the boat ramp on the property. The clubhouse for the property is directly on the Sacramento river. Beautiful views are all around this gorgeous property. Don’t let this one of a kind home pass you by.

Key facts

• Sacramento river
• Unobstructed views
• Mature landscaping

Tags

• UNOBSTRUCTED VIEWS
• SACRAMENTO RIVER
• MATURE LANDSCAPING

Property features AI

Exterior

• Parking: Attached carport; Has carport; Concrete parking; Underground parking
• Utilities: Electricity available; Public sewer
• Home design: Residential manufactured home; Mobile length: 53 ft; Zoned MH
• Construction: Metal siding; Built as a manufactured home
• Exterior features: Covered patio; Patio; Shed(s); Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Range hood
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Ceiling fans; Laminate countertops; Double-pane windows; One fireplace (no special features listed)
• Laundry & utility: Washer and dryer (common area laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $79k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 37/100 on livability (#1,425 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: schools D-, amenities F, commute F.
• Lassen View Union Elementary (rural): math 47% / reading 56% proficiency, ranked #142 of 517 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 262 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $544 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tehama County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 12y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $79k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,300 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.85% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.98% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.69×
• Total profit: $15,136
• Equity at exit: $11,742

10-year hold

• IRR: 24.3%
• Equity multiple: 2.89×
• Total profit: $41,674
• Equity at exit: $6,809

Cash invested: $22,050 (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 96080

• Rents YoY: 1.0%
• Active inventory: 262
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$413
• Tax est. 1.5%: −$98 /mo · $1,181/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $482

Break-even live

Break-even rent $847

Max offer price $78,750

Occupancy floor 62%

Sensitivity live

Price	-10% $536	-5% $509	+0% $482	+5% $455	+10% $428
Rent	-10% $367	-5% $424	+0% $482	+5% $540	+10% $597
Rate	-1.0pp $522	-0.5pp $502	base $482	+0.5pp $462	+1.0pp $441

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: $19,688
• Closing costs: $2,362
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $78,750 Active 224 DOM
2. 2026-06-18
   days on market $78,750 Active 223 DOM
3. 2026-06-17
   days on market $78,750 Active 222 DOM
4. 2026-06-16
   days on market $78,750 Active 221 DOM
5. 2026-06-15
   days on market $78,750 Active 220 DOM
6. 2026-06-14
   days on market $78,750 Active 218 DOM
7. 2026-06-12
   days on market $78,750 Active 217 DOM
8. 2026-06-09
   days on market $78,750 Active 214 DOM
9. 2026-06-08
   days on market $78,750 Active 213 DOM
10. 2026-06-07
    days on market $78,750 Active 212 DOM
11. 2026-06-05
    days on market $78,750 Active 209 DOM
12. 2026-06-03
    days on market $78,750 Active 208 DOM
13. 2026-06-02
    days on market $78,750 Active 207 DOM
14. 2026-06-01
    days on market $78,750 Active 206 DOM
15. 2026-05-31
    days on market $78,750 Active 205 DOM
16. 2026-05-30
    days on market $78,750 Active 204 DOM
17. 2026-05-12
    listed $85,000 Active 808-char remark

    Show marketing remark (808 chars)

    This 2019 manufactured home is in beautiful condition and well maintained. It is located in a well established senior park with large beautiful sea trees and a lush garden surrounding the property. Space ran for the property is 628 a month. This single wide two bedroom one bath home comes equipped with stainless steel appliances for the kitchen and a large spacious bathroom with shower stall. There is a convenience ramp in the driveway for accessibility and a large carport to provide shade. The home looks out over a beautiful orchard and there is access to the Sacramento river from the boat ramp on the property. The clubhouse for the property is directly on the Sacramento river. Beautiful views are all around this gorgeous property. Don’t let this one of a kind home pass you by.

18. 2026-03-27
    price $78,750
19. 2025-11-06
    listed $87,500 Active
20. 2024-02-15
    soldstatus $33,000 Closed 668-char remark

    Show marketing remark (668 chars)

    Welcome to River View Mobile Home Park, an exclusive 55+ community nestled on the picturesque Sacramento River, offering a serene and idyllic lifestyle. Embrace the charm of this delightful 2-bedroom, 2-bathroom home spanning approximately 1300 sq ft. Key Features Scenic Views: Enjoy vistas of the neighboring orchard and the tranquil Sacramento River. Convenience and Accessibility: This home goes the extra mile with an electric lift in the carport, ensuring ease of entry and making daily life more accessible for all residents. Community Amenities: River View Mobile Home Park takes community living to the next level with a clubhouse, exercise room, and laundry.

21. 2023-12-30
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Welcome to River View Mobile Home Park, an exclusive 55+ community nestled on the picturesque Sacramento River, offering a serene and idyllic lifestyle. Embrace the charm of this delightful 2-bedroom, 2-bathroom home spanning approximately 1300 sq ft. Key Features Scenic Views: Enjoy vistas of the neighboring orchard and the tranquil Sacramento River. Convenience and Accessibility: This home goes the extra mile with an electric lift in the carport, ensuring ease of entry and making daily life more accessible for all residents. Community Amenities: River View Mobile Home Park takes community living to the next level with a clubhouse, exercise room, and laundry.

22. 2023-12-18
    price $37,500 668-char remark

    Show marketing remark (668 chars)

    Welcome to River View Mobile Home Park, an exclusive 55+ community nestled on the picturesque Sacramento River, offering a serene and idyllic lifestyle. Embrace the charm of this delightful 2-bedroom, 2-bathroom home spanning approximately 1300 sq ft. Key Features Scenic Views: Enjoy vistas of the neighboring orchard and the tranquil Sacramento River. Convenience and Accessibility: This home goes the extra mile with an electric lift in the carport, ensuring ease of entry and making daily life more accessible for all residents. Community Amenities: River View Mobile Home Park takes community living to the next level with a clubhouse, exercise room, and laundry.

23. 2023-11-17
    listed $40,000 Active 668-char remark

    Show marketing remark (668 chars)

    Welcome to River View Mobile Home Park, an exclusive 55+ community nestled on the picturesque Sacramento River, offering a serene and idyllic lifestyle. Embrace the charm of this delightful 2-bedroom, 2-bathroom home spanning approximately 1300 sq ft. Key Features Scenic Views: Enjoy vistas of the neighboring orchard and the tranquil Sacramento River. Convenience and Accessibility: This home goes the extra mile with an electric lift in the carport, ensuring ease of entry and making daily life more accessible for all residents. Community Amenities: River View Mobile Home Park takes community living to the next level with a clubhouse, exercise room, and laundry.

24. 2023-10-12
    listed $22,000 Active
25. 2023-09-15
    soldstatus $57,000 Closed
26. 2023-09-03
    status Active
27. 2023-09-03
    status Active
28. 2023-08-19
    historical
29. 2023-08-17
    historical
30. 2023-07-24
    price $57,000
31. 2023-07-14
    price $27,500
32. 2023-06-26
    listed $60,000 Active
33. 2023-05-16
    price $32,500
34. 2023-05-05
    price $39,000
35. 2023-03-29
    listed $37,500 Active
36. 2023-02-22
    listed $42,000 Active
37. 2022-11-09
    soldstatus $20,000 Closed
38. 2022-10-14
    price $20,000
39. 2022-09-02
    listed $25,000 Active
40. 2022-05-09
    listed $35,000
41. 2021-10-19
    soldstatus $40,000
42. 2021-10-18
    soldstatus $40,000
43. 2021-09-10
    listed $36,500
44. 2021-09-10
    listed $36,500
45. 2021-09-01
    soldstatus $24,000
46. 2021-08-17
    soldstatus $24,000
47. 2021-08-17
    soldstatus $24,000
48. 2021-06-30
    soldstatus $28,500
49. 2021-05-27
    listed $26,500
50. 2021-05-02
    listed $27,000

ⓘ 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 7/10 Severe FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,491
• − Mortgage interest: −$4,411
• − Property taxes: −$1,181
• − Insurance: −$1,896
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$2,291
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,606/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: Lassen View Union Elementary
• NCES district ID: 0621090
• Math proficiency: 47% ▲ 4.00%
• Reading proficiency: 56% ▲ 4.00%
• Median HH income: $45,781
• Composite: 43.59/100
• National rank: #2974
• State rank: #142 of 517 in CA

Livability — Proberta

• Score: 37/100
• State rank: #1425
• US rank: #27601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tehama County · 31,554 people
• City population: 95
• Metro: Red Bluff, CA
• Population (ZIP): 31,554
• Household income: $66,076
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 981.0

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 13% Native American 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.80%
• Current HPI: 246.877
• Rent YoY: ▲ 0.98%
• Metro: Red Bluff, 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

+374.9% since first listed

58 events — show timeline

• 2026-05-12 Listed $85,000 FSBO.com
• 2026-03-27 Price Changed $78,750 TCAOR
• 2025-11-06 Listed $87,500 TCAOR
• 2024-02-15 Sold (MLS) $33,000 TCAOR
• 2023-12-30 Pending — TCAOR
• 2023-12-18 Price Changed $37,500 TCAOR
• 2023-11-17 Listed $40,000 TCAOR
• 2023-10-12 Listed $22,000 TCAOR
• 2023-09-15 Sold (MLS) $57,000 TCAOR
• 2023-09-03 Relisted — TCAOR
• 2023-09-03 Relisted — TCAOR
• 2023-08-19 Delisted — TCAOR
• 2023-08-17 Delisted — TCAOR
• 2023-07-24 Price Changed $57,000 TCAOR
• 2023-07-14 Price Changed $27,500 TCAOR
• 2023-06-26 Listed $60,000 TCAOR
• 2023-05-16 Price Changed $32,500 TCAOR
• 2023-05-05 Price Changed $39,000 TCAOR
• 2023-03-29 Listed $37,500 TCAOR
• 2023-02-22 Listed $42,000 TCAOR
• 2022-11-09 Sold (MLS) $20,000 TCAOR
• 2022-10-14 Price Changed $20,000 TCAOR
• 2022-09-02 Listed $25,000 TCAOR
• 2022-05-09 Listed $35,000 TCAOR
• 2021-10-19 Sold (MLS) $40,000 SAOR
• 2021-10-18 Sold (MLS) $40,000 TCAOR
• 2021-09-10 Listed $36,500 TCAOR
• 2021-09-10 Listed $36,500 SAOR
• 2021-09-01 Sold (MLS) $24,000 TCAOR
• 2021-08-17 Sold (MLS) $24,000 TCAOR
• 2021-08-17 Sold (MLS) $24,000 SAOR
• 2021-06-30 Sold (MLS) $28,500 TCAOR
• 2021-05-27 Listed $26,500 TCAOR
• 2021-05-02 Listed $27,000 SAOR
• 2021-04-28 Listed $27,000 TCAOR
• 2021-04-07 Listed $33,900 TCAOR
• 2021-01-13 Sold (MLS) $81,000 TCAOR
• 2020-10-14 Listed $82,000 TCAOR
• 2020-04-04 Listed $29,000 TCAOR
• 2020-03-10 Listed $25,000 TCAOR
• 2020-01-03 Sold (MLS) $16,500 TCAOR
• 2019-09-25 Listed $17,500 TCAOR
• 2019-03-20 Listed $30,000 TCAOR
• 2018-06-11 Listed $14,900 TCAOR
• 2016-06-20 Listed $24,500 TCAOR
• 2014-10-30 Listed $110,000 TCAOR
• 2011-12-09 Sold (Public Records) $1,325,000 Public Records
• 2009-08-24 Sold (MLS) $70,000 CRMLS
• 2008-12-15 Sold (MLS) $30,000 CRMLS
• 2007-11-20 Sold (MLS) $45,000 CRMLS
• 2007-09-27 Sold (MLS) $114,000 CRMLS
• 2007-03-13 Sold (MLS) $38,900 CRMLS
• 2007-03-12 Sold (MLS) $25,000 CRMLS
• 2005-10-14 Sold (MLS) $32,000 CRMLS
• 2005-09-28 Sold (MLS) $12,000 CRMLS
• 2005-09-02 Sold (MLS) $34,500 CRMLS
• 2005-02-09 Sold (MLS) $19,500 CRMLS
• 2004-07-30 Sold (MLS) $17,900 CRMLS

Property tax history

+50.3%/yr

Latest (2025): $16,916 · +1.9% YoY. Source: county tax records.