1901 Dayton Rd #133 · Durham, CA 95928

$75,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 32 Days on market

Built 1976 Est $68k · 10% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +2.9/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER IS OFFERING 6 MONTHS OF SPACE RENT AT NOT COST TO THE BUYER!!! Charming and thoughtfully updated manufactured home located in the tranquil 55+ Chico Mobile Country Club on the outskirts of Chico, surrounded by picturesque ranch-style homes and lush orchards. This inviting 2-bedroom, 2-bath residence offers approximately 1,392 square feet of comfortable living space filled with charm, tasteful finishes, and thoughtfully designed details throughout. Upon entering, you’re greeted by a charming front porch that sets the tone for the inviting interior. Inside, the main living area features large picture windows, beautiful flooring, and warm neutral colors, all contributing to a br

Key facts

• Front porch
• Gas range
• Built-in oven

Tags

• UPDATED MANUFACTURED HOME
• FRONT PORCH
• LARGE PICTURE WINDOWS
• CRISP WHITE CABINETRY
• BUILT-IN OVEN
• GAS RANGE

Property features AI

Finance

• Other: Body type: Double-wide mobile; Lot density: 0–1 unit per acre; Park name: Chico Mobile Country Club; Property condition listed as turnkey
• Financial info: Land lease applies: $925 monthly (park-provided)
• HOA & community: Located in a senior community (Chico Mobile Country Club); Association amenities include gym/exercise room, pool, clubhouse, spa, and common RV parking; Manager approval required for residency; Pets allowed

Exterior

• Parking: Two total parking spaces; Two covered carport spaces (attached); RV access/parking available; Community/common RV parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Natural gas connected; Electricity connected; Water connected (District/Public); Public sewer; 220V in laundry
• Home design: Single-story home; Mobile home remains on site (24' x 58'); Turnkey condition with termite clearance; Has a view
• Construction: Number of stories: 1; Living area per public records
• Exterior features: Covered, enclosed front porch with awning; Deck; Rain gutters; Two sheds on property; Vinyl fencing; Association pool and spa

Interior

• Kitchen: Gas oven and gas cooktop; Range/stove hood; Refrigerator and freezer; Dishwasher; Vented exhaust fan
• Bedrooms: All bedrooms on ground level; Primary bedroom on main floor
• Flooring: Carpet; Wood; Laminate
• Bathrooms: Two full bathrooms; Features include walk-in shower, shower-in-tub, bathtub, vanity area, linen/storage; bathrooms have been remodeled
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Built-in shelving/cabinetry; Ceiling fan(s); Double-pane windows with custom coverings; Carbon monoxide and smoke detectors; Association spa access
• Laundry & utility: In-closet laundry; Washer included; Dryer included; 220V outlet in laundry; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 + 3.4% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.04% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.16%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $67,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Dayton Rd #61	0.03mi	2/2.0	1,176 (+2%)	23mo	$69,500	$59	76
1901 Dayton Rd #89	0.12mi	2/2.0	1,056 (-8%)	14mo	$55,000	$52	69
1901 Dayton Rd #32	0.08mi	2/2.0	1,056 (-8%)	20mo	$83,000	$79	66

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: 31.3%
• Equity multiple: 2.32×
• Total profit: $27,784
• Equity at exit: $11,183

10-year hold

• IRR: 38.7%
• Equity multiple: 4.70×
• Total profit: $77,703
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$393
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$31
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $616

Break-even live

Break-even rent $749

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $658	-5% $637	+0% $616	+5% $594	+10% $573
Rent	-10% $495	-5% $555	+0% $616	+5% $676	+10% $736
Rate	-1.0pp $653	-0.5pp $635	base $616	+0.5pp $596	+1.0pp $576

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	1	1.21mi
412 Maple St Chico, CA	2.0	1.0	840	$1,800	$2.14	21d	1	1.28mi
532 W 14th St Unit 17 Chico, CA	1.0	1.0	800	$1,250	$1.56	44d	1	1.31mi
1445 W 3rd St Chico, CA	2.0	1.0	750	$1,375	$1.83	14d	2	1.31mi
532 W 14th St Unit 20 Chico, CA	2.0	1.0	700	$1,100	$1.57	14d	1	1.31mi
1033 W 5th St Chico, CA	1.0–3.0	1.0–3.0	1375	$1,708	$1.24	44d	1	1.38mi
1131 W 3rd St Chico, CA	1.0	1.0	1045	$1,025	$0.98	14d	1	1.45mi

Listing history 16 events

1. 2026-06-19
   days on market $75,000 Active 32 DOM
2. 2026-06-18
   days on market $75,000 Active 31 DOM
3. 2026-06-17
   days on market $75,000 Active 30 DOM
4. 2026-06-16
   days on market $75,000 Active 29 DOM
5. 2026-06-15
   days on market $75,000 Active 28 DOM
6. 2026-06-14
   days on market $75,000 Active 26 DOM
7. 2026-06-13
   pricedays on market $75,000 Active 25 DOM
8. 2026-06-10
   days on market $79,000 Active 23 DOM
9. 2026-06-08
   days on market $79,000 Active 21 DOM
10. 2026-06-07
    days on market $79,000 Active 20 DOM
11. 2026-06-05
    days on market $79,000 Active 17 DOM
12. 2026-06-02
    days on market $79,000 Active 15 DOM
13. 2026-06-01
    days on market $79,000 Active 14 DOM
14. 2026-05-31
    days on market $79,000 Active 13 DOM
15. 2026-05-30
    days on market $79,000 Active 12 DOM
16. 2026-05-18
    listed $79,000 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: $539 · $45/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$31/yr (+$3/mo · 5.8%)

ⓘ 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: $18,339
• − Mortgage interest: −$4,201
• − Property taxes: −$539
• − Insurance: −$1,843
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$2,182
• Taxable income: $6,640
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,793/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

1 event — show timeline

• 2026-05-18 Listed $79,000 CRMLS

Property tax history

+8.9%/yr

Latest (2025): $539 · +6.7% YoY. Source: county tax records.