3541 Via Medio · Chico, CA 95973

$130,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 184 Days on market

Built 1995 $113/sqft · 72% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Rancho Chico! This beautifully 3-bedroom, 2-bath home has been completely remodeled from top to bottom, offering modern comfort and peace of mind. Nearly every aspect of the home has been renovated, including a brand-NEW ROOF and NEW HVAC system. The open-concept living space features vaulted ceilings, creating a bright and airy feel throughout. Enjoy convenient covered carport parking and in-unit laundry. The seller has recently installed grass to the yard to complement the side-yard patio. This home is move-in ready and every inch was thoughtfully updated. Don't miss out!

Key facts

• In-unit laundry
• Side-yard patio
• New roof

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• COVERED CARPORT PARKING
• IN-UNIT LAUNDRY
• SIDE-YARD PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.6% in Chico — 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 72/100 on livability (#195 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A-; Watch: employment C-, crime 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 (+1.7%/yr); 153 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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 + 1.7% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $130k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $75,576
• List price: $130,000
• Delta: 72.01%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3549 Via Medio #178	0.04mi	2/2.0	1,152 (0%)	6mo	$87,500	$76	93
3540 Cisco Way #140	0.05mi	2/2.0	1,056 (-8%)	4mo	$65,000	$62	80
3548 Fotos Way #205	0.07mi	2/2.0	1,056 (-8%)	9mo	$125,000	$118	76
3536 Calle Principal #3	0.15mi	3/2.0 (+1)	1,152 (0%)	17mo	$102,500	$89	74
3537 Via Medio	0.02mi	3/2.0 (+1)	1,056 (-8%)	11mo	$118,000	$112	71
3551 Ava Way	0.11mi	2/2.0	1,056 (-8%)	14mo	$57,000	$54	69
3548 Calle Principal #84	0.16mi	2/2.0	1,252 (+9%)	11mo	$43,000	$34	69
3543 Cisco	0.03mi	3/2.0 (+1)	1,296 (+12%)	6mo	$110,000	$85	67
296 Camino Norte St #77	0.16mi	2/2.0	1,056 (-8%)	14mo	$145,000	$137	67
3545 Bianca Way	0.07mi	3/2.0 (+1)	1,266 (+10%)	20mo	$144,900	$114	59
3555 Cisco Way	0.08mi	3/2.0 (+1)	1,288 (+12%)	20mo	$125,000	$97	55
567 Troy Ln	0.64mi	2/2.0	1,248 (+8%)	14mo	$179,050	$143	44

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 · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $6,940
• Equity at exit: $19,383

10-year hold

• IRR: 13.3%
• Equity multiple: 2.00×
• Total profit: $36,225
• Equity at exit: $11,240

Cash invested: $36,400 (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 95973

• Rents YoY: 1.7%
• Active inventory: 153
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$682
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $474

Break-even live

Break-even rent $1,078

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $547	-5% $511	+0% $474	+5% $437	+10% $400
Rent	-10% $341	-5% $408	+0% $474	+5% $540	+10% $606
Rate	-1.0pp $539	-0.5pp $507	base $474	+0.5pp $440	+1.0pp $406

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Risa Way Chico, CA	1.0–3.0	1.0–2.0	1013	$1,718	$1.69	14d	1	0.49mi
100 Penzance Ave Chico, CA	1.0–2.0	1.0–2.0	890	$1,710	$1.92	14d	26	0.82mi
4200 Nord Hwy Chico, CA	2.0	2.0	939	$1,675	$1.78	14d	13	0.92mi
194 E Shasta Ave Unit 3B Chico, CA	2.0	1.0	875	$1,900	$2.17	45d	1	0.96mi
490 Posada Way Chico, CA	3.0	2.0	1200	$2,000	$1.67	14d	1	1.01mi
2909 Godman Ave Unit 2909-2 Chico, CA	3.0	2.0	1170	$1,725	$1.47	45d	1	1.10mi
583 Morgan Dr #2 Chico, CA	3.0	2.0	1100	$1,750	$1.59	22d	1	1.13mi
1 Mayfair Dr Chico, CA	2.0	1.0	900	$1,325	$1.47	45d	1	1.27mi
139 W Lassen Ave #22 Chico, CA	2.0	1.0	766	$1,450	$1.89	45d	1	1.32mi
205 W Lassen Ave Chico, CA	2.0	1.0	792	$1,500	$1.89	45d	1	1.36mi
1067 Running Springs Cir Chico, CA	2.0	1.0	720	$1,325	$1.84	45d	3	1.38mi
1067 Running Springs Cir Chico, CA	2.0	1.0	720	$1,300	$1.81	14d	1	1.38mi
1080 E Lassen Ave Chico, CA	1.0–2.0	1.0–2.0	802	$1,650	$2.06	14d	10	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $130,000 Active 184 DOM
2. 2026-06-19
   days on market $130,000 Active 182 DOM
3. 2026-06-18
   days on market $130,000 Active 181 DOM
4. 2026-06-17
   days on market $130,000 Active 180 DOM
5. 2026-06-16
   days on market $130,000 Active 179 DOM
6. 2026-06-15
   days on market $130,000 Active 178 DOM
7. 2026-06-14
   days on market $130,000 Active 176 DOM
8. 2026-06-13
   days on market $130,000 Active 175 DOM
9. 2026-06-10
   days on market $130,000 Active 173 DOM
10. 2026-06-08
    days on market $130,000 Active 171 DOM
11. 2026-06-07
    days on market $130,000 Active 170 DOM
12. 2026-06-05
    days on market $130,000 Active 167 DOM
13. 2026-06-02
    days on market $130,000 Active 165 DOM
14. 2026-06-01
    days on market $130,000 Active 164 DOM
15. 2026-05-31
    days on market $130,000 Active 163 DOM
16. 2026-05-30
    days on market $130,000 Active 162 DOM
17. 2026-05-06
    price $130,000 591-char remark

    Show marketing remark (591 chars)

    Welcome to Rancho Chico! This beautifully 3-bedroom, 2-bath home has been completely remodeled from top to bottom, offering modern comfort and peace of mind. Nearly every aspect of the home has been renovated, including a brand-NEW ROOF and NEW HVAC system. The open-concept living space features vaulted ceilings, creating a bright and airy feel throughout. Enjoy convenient covered carport parking and in-unit laundry. The seller has recently installed grass to the yard to complement the side-yard patio. This home is move-in ready and every inch was thoughtfully updated. Don't miss out!

18. 2026-04-08
    price $135,000 591-char remark

    Show marketing remark (591 chars)

    Welcome to Rancho Chico! This beautifully 3-bedroom, 2-bath home has been completely remodeled from top to bottom, offering modern comfort and peace of mind. Nearly every aspect of the home has been renovated, including a brand-NEW ROOF and NEW HVAC system. The open-concept living space features vaulted ceilings, creating a bright and airy feel throughout. Enjoy convenient covered carport parking and in-unit laundry. The seller has recently installed grass to the yard to complement the side-yard patio. This home is move-in ready and every inch was thoughtfully updated. Don't miss out!

19. 2026-02-03
    price $145,000 591-char remark

    Show marketing remark (591 chars)

    Welcome to Rancho Chico! This beautifully 3-bedroom, 2-bath home has been completely remodeled from top to bottom, offering modern comfort and peace of mind. Nearly every aspect of the home has been renovated, including a brand-NEW ROOF and NEW HVAC system. The open-concept living space features vaulted ceilings, creating a bright and airy feel throughout. Enjoy convenient covered carport parking and in-unit laundry. The seller has recently installed grass to the yard to complement the side-yard patio. This home is move-in ready and every inch was thoughtfully updated. Don't miss out!

20. 2025-12-19
    listed $165,000 Active 591-char remark

    Show marketing remark (591 chars)

    Welcome to Rancho Chico! This beautifully 3-bedroom, 2-bath home has been completely remodeled from top to bottom, offering modern comfort and peace of mind. Nearly every aspect of the home has been renovated, including a brand-NEW ROOF and NEW HVAC system. The open-concept living space features vaulted ceilings, creating a bright and airy feel throughout. Enjoy convenient covered carport parking and in-unit laundry. The seller has recently installed grass to the yard to complement the side-yard patio. This home is move-in ready and every inch was thoughtfully updated. Don't miss out!

21. 2025-04-29
    soldstatus $52,000 Closed Sale 500-char remark

    Show marketing remark (500 chars)

    * * Affordable Opportunity in North Chico! * * Discover the potential of this 3-bedroom, 2-bathroom manufactured home in a welcoming family-friendly mobile park in North Chico! This home needs repairs, but with some TLC, it’s a fantastic chance to build equity and make it your own. Enjoy a spacious layout, a great location, and a community setting—all at an affordable price! Don't miss out on this * * investment opportunity * * —schedule your showing today! ????

22. 2025-04-03
    status Pending Sale 500-char remark

    Show marketing remark (500 chars)

    * * Affordable Opportunity in North Chico! * * Discover the potential of this 3-bedroom, 2-bathroom manufactured home in a welcoming family-friendly mobile park in North Chico! This home needs repairs, but with some TLC, it’s a fantastic chance to build equity and make it your own. Enjoy a spacious layout, a great location, and a community setting—all at an affordable price! Don't miss out on this * * investment opportunity * * —schedule your showing today! ????

23. 2025-03-20
    listed $60,000 Active 500-char remark

    Show marketing remark (500 chars)

    * * Affordable Opportunity in North Chico! * * Discover the potential of this 3-bedroom, 2-bathroom manufactured home in a welcoming family-friendly mobile park in North Chico! This home needs repairs, but with some TLC, it’s a fantastic chance to build equity and make it your own. Enjoy a spacious layout, a great location, and a community setting—all at an affordable price! Don't miss out on this * * investment opportunity * * —schedule your showing today! ????

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$401/yr (+$33/mo · 68.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 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 35 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,127
• − Mortgage interest: −$7,282
• − Property taxes: −$587
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$3,782
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,771/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 — Chico

• Score: 72/100
• State rank: #195
• US rank: #6332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chico, CA
• County: Butte County · 175,030 people
• City population: 117,007
• Metro: Chico, CA
• Population (ZIP): 39,031
• Household income: $92,813
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1230.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Italian 4% Russian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Chinese 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: ▼ -182.94%
• Current HPI: 259.9774
• Rent YoY: ▲ 1.70%
• 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

+116.7% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $130,000 CRMLS
• 2026-04-08 Price Changed $135,000 CRMLS
• 2026-02-03 Price Changed $145,000 CRMLS
• 2025-12-19 Listed $165,000 CRMLS
• 2025-04-29 Sold (MLS) $52,000 CRMLS
• 2025-04-03 Pending — CRMLS
• 2025-03-20 Listed $60,000 CRMLS

Property tax history

+3.0%/yr

Latest (2025): $587 · +6.6% YoY. Source: county tax records.