114 Cottonwood Cir · Oroville, CA 95965

$49,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 257 Days on market

Built 1969

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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
• ARV discount +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE RIGHT HOME IN THE RIGHT SPOT FOR A GREAT PRICE! LOCATED IN A CLEAN, QUIET and SAFE SENIOR COMMUNITY, this home sits just a few feet away from A HUGE RESORT-LIKE, CLUB-HOUSE SWIMMING POOL. THIS COZY 3/2 1440 SQFT DOUBLE WIDE MOBILE has a SPACIOUS LAYOUT with GOOD KITCHEN AND LAUNDRY APPLIANCES, Large Back Yard Covered Patio and So much More. Central AC and Heating System is only one year old. VERY CENTRALLY LOCATED! Close to Down Town Oroville with Shops, Restaurants, Schools, Parks and the New Hospital just down the street and around the corner. Only a few miles from Excellent Boating and Fishing at Lake Oroville and State Parks. Senior Park Approval and Space Rent Required. Very few Homes for Sale at this affordable price.

Key facts

• Shed and workbench
• Large front deck
• 2 parking spots

Tags

• NEXT TO THE PARK SWIMMING POOL
• NEW KITCHEN APPLIANCES
• REMODELED HALLWAY BATH
• LARGE FRONT DECK
• SHED AND WORKBENCH
• RAMP LEADS TO PARKING AREA

Property features AI

Finance

• Other: Assessments: Unknown
• Financial info: Monthly land lease of $650 (park); Manager approval required; Pets allowed
• HOA & community: Senior community; Park name: Cottonwood Estates; Community amenities include biking, fishing, foothills access, and golf course

Exterior

• Parking: Assigned paved parking; Two uncovered parking spaces
• Security: Resident manager
• Utilities: Public sewer; District/public water; Cable available; Electricity connected; Natural gas connected
• Home design: Mobile home (Lancer model); Double body type; Single story; Faces west; Mobile home remains; Entry level 1
• Construction: Wood fencing; One shed; Mobile width 20 ft, length 55 ft
• Exterior features: Covered front porch; In-ground community pool; Aluminum skirting; Shed (1)

Interior

• Kitchen: Gas range; Refrigerator; Laminate counters
• Bedrooms: Main floor bedroom; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: Two 3/4 baths; Walk-in shower
• Heating & cooling: Central heating (natural gas furnace); Central cooling
• Interior features: Ceiling fan; Open floor plan; Entry on main level; One-level living; Resident manager on site; Grab bars in bathroom(s)
• Laundry & utility: Washer included; Dryer included; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.6% vs local median 4.6% in Oroville — 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 50/100 on livability (#1,136 in CA) — a working-class tenant base; expect higher turnover. Watch: cost of living D, crime F, amenities F.
• Oroville Union High (town): math 19% / reading 49% proficiency, ranked #300 of 517 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oroville High (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 936 students, 86% FRL).
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 41% 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 $342 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.69% ✓
• Cap rate: 33.57%
• Cash-on-cash: 97.43%
• DSCR: 5.33
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $30,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Cottonwood Cir	0.11mi	2/2.0 (-1)	1,440 (0%)	9mo	$30,000	$21	82
49 Cottonwood Cir #49	0.12mi	2/2.0 (-1)	1,248 (-13%)	11mo	$43,000	$34	58
1668 Oro Dam Blvd E #59	0.72mi	2/2.0 (-1)	1,536 (+7%)	1mo	$29,000	$19	50

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: 97.2%
• Equity multiple: 5.45×
• Total profit: $61,627
• Equity at exit: $7,381

10-year hold

• IRR: 99.6%
• Equity multiple: 10.95×
• Total profit: $137,840
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$260
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,125

Break-even live

Break-even rent $400

Max offer price $49,500

Occupancy floor 33%

Sensitivity live

Price	-10% $1,153	-5% $1,139	+0% $1,125	+5% $1,111	+10% $1,097
Rent	-10% $981	-5% $1,053	+0% $1,125	+5% $1,197	+10% $1,269
Rate	-1.0pp $1,150	-0.5pp $1,138	base $1,125	+0.5pp $1,112	+1.0pp $1,099

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	14d	1	0.55mi
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	14d	1	0.79mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	14d	1	1.00mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	14d	1	1.08mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	14d	1	1.11mi
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	14d	1	1.12mi
1134 Oro Dam Blvd W Oroville, CA	3.0	2.0	1150	$1,500	$1.30	14d	1	1.18mi
85 Tuscan Villa Dr Oroville, CA	2.0	1.0–1.5	915	$1,425	$1.56	14d	7	1.39mi

Listing history 25 events

1. 2026-06-22
   days on market $49,500 Active 257 DOM
2. 2026-06-19
   days on market $49,500 Active 255 DOM
3. 2026-06-18
   days on market $49,500 Active 254 DOM
4. 2026-06-17
   days on market $49,500 Active 253 DOM
5. 2026-06-16
   days on market $49,500 Active 252 DOM
6. 2026-06-15
   days on market $49,500 Active 251 DOM
7. 2026-06-14
   days on market $49,500 Active 249 DOM
8. 2026-06-13
   days on market $49,500 Active 248 DOM
9. 2026-06-10
   days on market $49,500 Active 246 DOM
10. 2026-06-09
    days on market $49,500 Active 245 DOM
11. 2026-06-08
    days on market $49,500 Active 244 DOM
12. 2026-06-07
    days on market $49,500 Active 243 DOM
13. 2026-06-02
    days on market $49,500 Active 238 DOM
14. 2026-06-01
    days on market $49,500 Active 237 DOM
15. 2026-05-31
    days on market $49,500 Active 236 DOM
16. 2026-05-30
    days on market $49,500 Active 235 DOM
17. 2026-01-21
    price $49,500
18. 2025-10-07
    listed $55,000 Active
19. 2022-07-01
    soldstatus $45,000 Closed Sale 738-char remark

    Show marketing remark (738 chars)

    THE RIGHT HOME IN THE RIGHT SPOT FOR A GREAT PRICE! LOCATED IN A CLEAN, QUIET and SAFE SENIOR COMMUNITY, this home sits just a few feet away from A HUGE RESORT-LIKE, CLUB-HOUSE SWIMMING POOL. THIS COZY 3/2 1440 SQFT DOUBLE WIDE MOBILE has a SPACIOUS LAYOUT with GOOD KITCHEN AND LAUNDRY APPLIANCES, Large Back Yard Covered Patio and So much More. Central AC and Heating System is only one year old. VERY CENTRALLY LOCATED! Close to Down Town Oroville with Shops, Restaurants, Schools, Parks and the New Hospital just down the street and around the corner. Only a few miles from Excellent Boating and Fishing at Lake Oroville and State Parks. Senior Park Approval and Space Rent Required. Very few Homes for Sale at this affordable price.

20. 2022-03-30
    listed $45,000 Active 738-char remark

    Show marketing remark (738 chars)

    THE RIGHT HOME IN THE RIGHT SPOT FOR A GREAT PRICE! LOCATED IN A CLEAN, QUIET and SAFE SENIOR COMMUNITY, this home sits just a few feet away from A HUGE RESORT-LIKE, CLUB-HOUSE SWIMMING POOL. THIS COZY 3/2 1440 SQFT DOUBLE WIDE MOBILE has a SPACIOUS LAYOUT with GOOD KITCHEN AND LAUNDRY APPLIANCES, Large Back Yard Covered Patio and So much More. Central AC and Heating System is only one year old. VERY CENTRALLY LOCATED! Close to Down Town Oroville with Shops, Restaurants, Schools, Parks and the New Hospital just down the street and around the corner. Only a few miles from Excellent Boating and Fishing at Lake Oroville and State Parks. Senior Park Approval and Space Rent Required. Very few Homes for Sale at this affordable price.

21. 2019-01-22
    soldstatus $25,000 Closed Sale 501-char remark

    Show marketing remark (501 chars)

    Cottonwood Estates is a 55+ Community. This manufactured home offer good living space with 1440 square ft. A Nice Master bedroom and bath w/ step in shower and walk in closet. The guest bath offers a tub shower combination. Two smaller guest rooms off the hallway. Newer Central Furnace. Spacious Kitchen w/ inside laundry, breakfast bar and good storage. The kitchen opens to the dining room and big living room. All the furniture to remain with property. Almost move in ready! Call today for a tour.

22. 2019-01-03
    status Pending Sale 501-char remark

    Show marketing remark (501 chars)

    Cottonwood Estates is a 55+ Community. This manufactured home offer good living space with 1440 square ft. A Nice Master bedroom and bath w/ step in shower and walk in closet. The guest bath offers a tub shower combination. Two smaller guest rooms off the hallway. Newer Central Furnace. Spacious Kitchen w/ inside laundry, breakfast bar and good storage. The kitchen opens to the dining room and big living room. All the furniture to remain with property. Almost move in ready! Call today for a tour.

23. 2018-12-29
    status Active 501-char remark

    Show marketing remark (501 chars)

    Cottonwood Estates is a 55+ Community. This manufactured home offer good living space with 1440 square ft. A Nice Master bedroom and bath w/ step in shower and walk in closet. The guest bath offers a tub shower combination. Two smaller guest rooms off the hallway. Newer Central Furnace. Spacious Kitchen w/ inside laundry, breakfast bar and good storage. The kitchen opens to the dining room and big living room. All the furniture to remain with property. Almost move in ready! Call today for a tour.

24. 2018-12-23
    status Pending Sale 501-char remark

    Show marketing remark (501 chars)

    Cottonwood Estates is a 55+ Community. This manufactured home offer good living space with 1440 square ft. A Nice Master bedroom and bath w/ step in shower and walk in closet. The guest bath offers a tub shower combination. Two smaller guest rooms off the hallway. Newer Central Furnace. Spacious Kitchen w/ inside laundry, breakfast bar and good storage. The kitchen opens to the dining room and big living room. All the furniture to remain with property. Almost move in ready! Call today for a tour.

25. 2018-12-18
    listed $19,900 Active 501-char remark

    Show marketing remark (501 chars)

    Cottonwood Estates is a 55+ Community. This manufactured home offer good living space with 1440 square ft. A Nice Master bedroom and bath w/ step in shower and walk in closet. The guest bath offers a tub shower combination. Two smaller guest rooms off the hallway. Newer Central Furnace. Spacious Kitchen w/ inside laundry, breakfast bar and good storage. The kitchen opens to the dining room and big living room. All the furniture to remain with property. Almost move in ready! Call today for a tour.

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $429 · $36/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,892
• − Mortgage interest: −$2,773
• − Property taxes: −$429
• − Insurance: −$248
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$1,440
• Taxable income: $13,500
• Est. tax owed @ 24.0%: −$3,240
• After-tax cash flow: $10,263/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: Oroville Union High
• NCES district ID: 0629130
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $38,085
• Composite: 28.26/100
• National rank: #6794
• State rank: #300 of 517 in CA

Livability — Oroville

• Score: 50/100
• State rank: #1136
• US rank: #25715

Category grades

Amenities F Commute F Cost of living D Crime F Employment F Housing B- Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oroville, CA
• County: Butte County · 175,030 people
• City population: 49,684
• 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

+148.7% since first listed

9 events — show timeline

• 2026-01-21 Price Changed $49,500 CRMLS
• 2025-10-07 Listed $55,000 CRMLS
• 2022-07-01 Sold (MLS) $45,000 CRMLS
• 2022-03-30 Listed $45,000 CRMLS
• 2019-01-22 Sold (MLS) $25,000 CRMLS
• 2019-01-03 Pending — CRMLS
• 2018-12-29 Relisted — CRMLS
• 2018-12-23 Pending — CRMLS
• 2018-12-18 Listed $19,900 CRMLS

Property tax history

+13.1%/yr

Latest (2025): $429 · +1.3% YoY. Source: county tax records.