1901-#87 Dayton · Durham, CA 95928

$54,000

2 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 57 Days on market

Built 1974 $32/sqft · 42% below area Est $94k · 42% under ↓ 8% since listing

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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 +15.0/15.0
• 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

Welcome to the sought after Chico Mobile Country Club! This spacious triple wide home offers 1,680 square feet of recently updated living space with 2 bedrooms and 2 bathrooms, separate living room and family room and it even has a wet bar making this home perfect for hosting friends and family! Waterproof luxury vinyl plank flooring throughout and fresh interior paint that gives this home a bright, updated feel from the moment you walk in. Enjoy a fully enclosed patio, ideal for year around enjoyment. The coveted corner lot location means no neighbors to the south providing extra privacy and a more open feel. Additional highlights include a covered carport, laundry hookups, and a storage s

Key facts

• Covered carport
• Relaxing hot tub
• Storage shed

Tags

• FULLY ENCLOSED PATIO
• CORNER LOT LOCATION
• COVERED CARPORT
• LAUNDRY HOOKUPS
• STORAGE SHED
• RELAXING HOT TUB

Property features AI

Finance

• HOA & community: Senior community; Land lease at $925 per month (seller provided); Manager approval required

Exterior

• Parking: Covered parking; Carport; Parking available in Chico Mobile Country Club
• Utilities: 220V in laundry; District/public water; Community septic
• Home design: Single-story mobile home (12' x 60'); Mobile home remains; Suburban neighborhood
• Construction: Year built per assessor; Double-wide body type
• Exterior features: Enclosed patio; Community in-ground gunite pool (fenced); Corner lot; Has a view

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Formica counters
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central cooling
• Interior features: Ceiling fan; Entry at ground level; Association in-ground gunite spa (community)
• Laundry & utility: Indoor laundry with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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.
• Market conditions: Rents rising (+3.4%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $373 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($52k) 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 $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1974 — 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: 3.17% ✓
• Cap rate: 27.64%
• Cash-on-cash: 76.25%
• DSCR: 4.39
• GRM: 2.6

CMA / ARV

• ARV (median comp): $93,595
• List price: $54,000
• Delta: -42.30%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Dayton #128	0.10mi	3/2.0 (+1)	1,556 (-7%)	0mo	$95,000	$61	78
1901 Dayton #170	0.15mi	2/2.0	1,488 (-11%)	1mo	$135,000	$91	73
1901 Dayton Rd #4	0.03mi	2/2.0	1,440 (-14%)	10mo	$52,500	$36	66
1901 Dayton Rd #141	0.11mi	2/2.0	1,440 (-14%)	12mo	$50,000	$35	61
1901 Dayton Rd #1	0.05mi	2/2.0	1,440 (-14%)	17mo	$59,000	$41	60
1901 Dayton Rd #97	0.09mi	3/2.0 (+1)	1,490 (-11%)	20mo	$108,000	$72	55
1901 Dayton Rd #36	0.21mi	2/2.0	1,440 (-14%)	15mo	$42,000	$29	54

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: 66.4%
• Equity multiple: 4.01×
• Total profit: $45,510
• Equity at exit: $8,052

10-year hold

• IRR: 70.9%
• Equity multiple: 8.40×
• Total profit: $111,929
• Equity at exit: $4,669

Cash invested: $15,120 (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: 139
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$22
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $839

Break-even live

Break-even rent $649

Max offer price $54,000

Occupancy floor 46%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	13d	1	1.31mi
1033 W 5th St Chico, CA	1.0–3.0	1.0–3.0	1375	$1,708	$1.24	43d	1	1.45mi

Listing history 17 events

1. 2026-06-19
   days on market $54,000 Active 57 DOM
2. 2026-06-18
   days on market $54,000 Active 56 DOM
3. 2026-06-18
   price $54,000 Active 55 DOM
4. 2026-06-17
   days on market $59,000 Active 55 DOM
5. 2026-06-16
   days on market $59,000 Active 54 DOM
6. 2026-06-15
   days on market $59,000 Active 53 DOM
7. 2026-06-14
   days on market $59,000 Active 51 DOM
8. 2026-06-13
   days on market $59,000 Active 50 DOM
9. 2026-06-10
   days on market $59,000 Active 48 DOM
10. 2026-06-08
    days on market $59,000 Active 46 DOM
11. 2026-06-07
    days on market $59,000 Active 45 DOM
12. 2026-06-05
    days on market $59,000 Active 42 DOM
13. 2026-06-02
    days on market $59,000 Active 40 DOM
14. 2026-06-01
    days on market $59,000 Active 39 DOM
15. 2026-05-31
    days on market $59,000 Active 38 DOM
16. 2026-05-30
    days on market $59,000 Active 37 DOM
17. 2026-04-23
    listed $59,000 Active 1003-char remark

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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: $20,531
• − Mortgage interest: −$3,025
• − Property taxes: −$1,022
• − Insurance: −$1,738
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$1,571
• Taxable income: $9,891
• Est. tax owed @ 24.0%: −$2,374
• After-tax cash flow: $7,688/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

-8.5% since first listed

2 events — show timeline

• 2026-06-18 Price Changed $54,000 CRMLS
• 2026-04-23 Listed $59,000 CRMLS

Property tax history

+9.5%/yr

Latest (2025): $1,022 · +6.4% YoY. Source: county tax records.