1901 Dayton #110 · Durham, CA 95928

$79,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 59 Days on market

Built 1978 $63/sqft · 16% below area Est $94k · 16% under

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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
• ARV discount +14.5/15.0
• 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
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1979 Calypso with 2bd 2ba in nice quiet Sr. park. Updated Heating and air system and a newer covered deck to relax on these nice Chico days. large open living and dining area, insulated windows and a full bath with shower and Garden tub off master bedroom. large laundry room with hookups . Covered parking for your vehicles. A little T. L. C. and you will have a very nice retirement spot. -- OWC --low down. Contact agent for E-Z terms.

Key facts

• Community amenities
• Built-in desk
• Parking

Tags

• STAINLESS STEEL APPLIANCES
• IN-KITCHEN EATING AREA
• SEPARATE DINING SPACE
• SPACIOUS LAUNDRY ROOM
• BUILT-IN DESK
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Park name: Chico Mobile Country Club; Directions: From Dayton Road, turn into Chico Mobile Country Club
• HOA & community: Land lease (park) with monthly fee of $925; Manager approval required for occupancy

Exterior

• Parking: Carport with space for 1 vehicle; RV access/parking available; RV parking fee applies
• Utilities: Public sewer; District/public water; Natural gas available; Electricity connected; Sewer connected; Water connected
• Home design: Single-story property; Mobile home remains on site; Mobile home dimensions approximately 12 ft by 52 ft; Located in a senior community; Located in Chico Mobile Country Club (park)
• Construction: Assessor's data used for living area; Listed year built source: Other
• Exterior features: Community pool; Street lighting; One shed on the property; 0–1 unit per acre lot characteristic

Interior

• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Separate tub and shower; Bathtub; Shower
• Interior features: Front door entry; Community spa
• Laundry & utility: Laundry in an individual room; Community laundry available

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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.
• Zoned schools: Rosedale Elementary (543 students, 53% FRL); Chico Junior High (928 students, 63% FRL); Chico High (math 39% / reading 78%, grade C, #223 of 1,170 statewide, top 19%, 1,905 students, 52% FRL).
• Market conditions: Rents rising (+3.4%/yr); 140 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $546 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $21k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $79k implies a 339% gain — meaningful room to come down on a strong offer.

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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1978 — 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: 2.01% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.30%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $93,547
• List price: $79,000
• Delta: -15.55%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Dayton Rd #114	0.04mi	2/2.0	1,344 (+8%)	9mo	$95,000	$71	78
1901 Dayton Rd #122	0.02mi	2/2.0	1,344 (+8%)	12mo	$37,000	$28	76
1901 Dayton Rd #132	0.06mi	2/2.0	1,377 (+10%)	8mo	$30,700	$22	74
1901 Dayton Rd #15	0.06mi	2/2.0	1,380 (+11%)	10mo	$125,000	$91	71
1901 Dayton Rd #86	0.08mi	2/2.0	1,392 (+12%)	9mo	$42,500	$31	70
1901 Dayton Rd #61	0.09mi	2/2.0	1,176 (-6%)	23mo	$69,500	$59	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: 29.5%
• Equity multiple: 2.24×
• Total profit: $27,485
• Equity at exit: $11,779

10-year hold

• IRR: 37.1%
• Equity multiple: 4.53×
• Total profit: $77,985
• Equity at exit: $6,830

Cash invested: $22,120 (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: 140
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$414
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$33
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $621

Break-even live

Break-even rent $800

Max offer price $79,000

Occupancy floor 56%

Sensitivity live

Price	-10% $665	-5% $643	+0% $621	+5% $598	+10% $576
Rent	-10% $495	-5% $558	+0% $621	+5% $683	+10% $746
Rate	-1.0pp $660	-0.5pp $641	base $621	+0.5pp $600	+1.0pp $579

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	15d	1	1.29mi
412 Maple St Chico, CA	2.0	1.0	840	$1,800	$2.14	22d	1	1.34mi
1445 W 3rd St Chico, CA	2.0	1.0	750	$1,375	$1.83	15d	2	1.36mi
532 W 14th St Unit 17 Chico, CA	1.0	1.0	800	$1,250	$1.56	45d	1	1.39mi
532 W 14th St Unit 20 Chico, CA	2.0	1.0	700	$1,100	$1.57	15d	1	1.40mi
1033 W 5th St Chico, CA	1.0–3.0	1.0–3.0	1375	$1,708	$1.24	45d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $79,000 Active 59 DOM
2. 2026-06-19
   days on market $79,000 Active 57 DOM
3. 2026-06-18
   days on market $79,000 Active 56 DOM
4. 2026-06-17
   days on market $79,000 Active 55 DOM
5. 2026-06-16
   days on market $79,000 Active 54 DOM
6. 2026-06-15
   days on market $79,000 Active 53 DOM
7. 2026-06-14
   days on market $79,000 Active 51 DOM
8. 2026-06-13
   days on market $79,000 Active 50 DOM
9. 2026-06-10
   days on market $79,000 Active 48 DOM
10. 2026-06-08
    days on market $79,000 Active 46 DOM
11. 2026-06-07
    days on market $79,000 Active 45 DOM
12. 2026-06-05
    pricedays on market $79,000 Active 42 DOM
13. 2026-06-02
    days on market $89,999 Active 40 DOM
14. 2026-06-01
    days on market $89,999 Active 39 DOM
15. 2026-05-31
    days on market $89,999 Active 38 DOM
16. 2026-05-30
    statusdays on market $89,999 Active 37 DOM
17. 2026-05-17
    historical Active Under Contract 599-char remark
18. 2026-05-13
    price $89,999 599-char remark
19. 2026-04-23
    listed $100,000 Active 599-char remark
20. 2013-07-23
    soldstatus $18,000 Closed 438-char remark

    Show marketing remark (438 chars)

    1979 Calypso with 2bd 2ba in nice quiet Sr. park. Updated Heating and air system and a newer covered deck to relax on these nice Chico days. large open living and dining area, insulated windows and a full bath with shower and Garden tub off master bedroom. large laundry room with hookups . Covered parking for your vehicles. A little T. L. C. and you will have a very nice retirement spot. -- OWC --low down. Contact agent for E-Z terms.

21. 2013-07-01
    historical 438-char remark

    Show marketing remark (438 chars)

    1979 Calypso with 2bd 2ba in nice quiet Sr. park. Updated Heating and air system and a newer covered deck to relax on these nice Chico days. large open living and dining area, insulated windows and a full bath with shower and Garden tub off master bedroom. large laundry room with hookups . Covered parking for your vehicles. A little T. L. C. and you will have a very nice retirement spot. -- OWC --low down. Contact agent for E-Z terms.

22. 2013-03-06
    historical
23. 2013-03-04
    listed $19,900 438-char remark

    Show marketing remark (438 chars)

    1979 Calypso with 2bd 2ba in nice quiet Sr. park. Updated Heating and air system and a newer covered deck to relax on these nice Chico days. large open living and dining area, insulated windows and a full bath with shower and Garden tub off master bedroom. large laundry room with hookups . Covered parking for your vehicles. A little T. L. C. and you will have a very nice retirement spot. -- OWC --low down. Contact agent for E-Z terms.

24. 2013-03-04
    listed $24,900

    Show marketing remark (438 chars)

    1979 Calypso with 2bd 2ba in nice quiet Sr. park. Updated Heating and air system and a newer covered deck to relax on these nice Chico days. large open living and dining area, insulated windows and a full bath with shower and Garden tub off master bedroom. large laundry room with hookups . Covered parking for your vehicles. A little T. L. C. and you will have a very nice retirement spot. -- OWC --low down. Contact agent for E-Z terms.

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $747 · $62/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: $19,022
• − Mortgage interest: −$4,425
• − Property taxes: −$747
• − Insurance: −$1,862
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$2,298
• Taxable income: $6,645
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $5,851/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

+297.0% since first listed

10 events — show timeline

• 2026-06-04 Price Changed $79,000 CRMLS
• 2026-05-29 Relisted — CRMLS
• 2026-05-17 Contingent — CRMLS
• 2026-05-13 Price Changed $89,999 CRMLS
• 2026-04-23 Listed $100,000 CRMLS
• 2013-07-23 Sold (MLS) $18,000 CRMLS
• 2013-07-01 Listing Removed — CRMLS
• 2013-03-06 Listing Removed — CRMLS
• 2013-03-04 Listed $24,900 CRMLS
• 2013-03-04 Listed $19,900 CRMLS

Property tax history

+9.2%/yr

Latest (2025): $747 · +6.6% YoY. Source: county tax records.