1616 Oro Dam Blvd E #54 · Oroville, CA 95966

$34,995

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 16 Days on market

Built 1989 Poor condition Est $30k · 18% over

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Why this score? — see what drove the F 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Sundown Estates is the ideal sanctuary for people looking to lay down roots, settle in with family, or retreat for a peaceful retirement. This pet-friendly community welcomes people of all ages, and it won't take long to see why so many call Sundown Estates home. Green lawns and mature trees line the paved streets that wind through this welcoming neighborhood. And should you need assistance with anything, attentive and thoughtful staff are around to help get the job done. Home site #54 is a 2 bedroom, 2 bath that needs work!

Key facts

• Parking
• Built 1989
• Listed 15 days

Property features AI

Finance

• Other: Community not a senior-only community
• Financial info: Land lease: No (listed land lease amount present but community indicated No)
• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking, no garage
• Utilities: Individual electric meter; 220V in laundry; Public water; Public sewer
• Home design: Manufactured in-park home; Double wide; Built in 1989; Located in a community setting (park address: 1616 Oro Dam Blvd E #54, Oroville, CA 95966)
• Construction: Fleetwood make (manufactured home); Composition roof
• Exterior features: Other lot features; Aluminum skirting (mobile home)

Interior

• Kitchen: Gas cook top; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Other cooling
• Interior features: Gas cook top, dishwasher, microwave; Kitchen and family room combined; Living room with unspecified feature; Tub with shower over; Pets allowed (cats and dogs)
• Laundry & utility: Inside laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 44.3% 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: schools D, cost of living D, crime 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.
• Market conditions: 372 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $242 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 + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,470 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 4.88% ✓
• Cap rate: 44.26%
• Cash-on-cash: 135.60%
• DSCR: 7.03
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $29,568
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1668 Oro Dam Blvd E #52	0.03mi	2/2.0	1,040 (-2%)	5mo	$18,000	$17	92
1616 Oro Dam Blvd E #72	0.00mi	3/2.0 (+1)	980 (-7%)	14mo	$19,000	$19	72
21 Cottonwood Cir	0.72mi	2/2.0	960 (-9%)	10mo	$37,000	$39	43
6 Cottonwood Cir	0.55mi	2/2.0	1,200 (+14%)	11mo	$34,000	$28	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.62×
• Total profit: $64,878
• Equity at exit: $5,218

10-year hold

• IRR: —
• Equity multiple: 16.04×
• Total profit: $147,408
• Equity at exit: $3,026

Cash invested: $9,799 (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 95966

• Active inventory: 372
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,107

Break-even live

Break-even rent $306

Max offer price $34,995

Occupancy floor 30%

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: $8,749
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	13d	1	0.31mi
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	13d	1	0.49mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	13d	1	0.49mi
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	13d	1	0.55mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	13d	1	0.60mi
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	13d	1	0.69mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.76mi
1355 Safford St Oroville, CA	2.0	1.0	826	$1,500	$1.82	13d	1	0.77mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.78mi
1150 Pine St Unit 02 Oroville, CA	2.0	1.0	800	$1,095	$1.37	21d	1	0.79mi
85 Tuscan Villa Dr Oroville, CA	2.0	1.0–1.5	915	$1,425	$1.56	13d	7	1.21mi
1980 Fogg Ave Unit 2 Oroville, CA	2.0	1.0	700	$1,400	$2.00	13d	1	1.22mi
177 Oroview Dr Unit A Oroville, CA	2.0	1.0	750	$1,400	$1.87	13d	1	1.26mi

Listing history 12 events

1. 2026-06-19
   days on market $34,995 Active 16 DOM
2. 2026-06-18
   days on market $34,995 Active 15 DOM
3. 2026-06-17
   days on market $34,995 Active 14 DOM
4. 2026-06-16
   days on market $34,995 Active 13 DOM
5. 2026-06-15
   days on market $34,995 Active 12 DOM
6. 2026-06-14
   days on market $34,995 Active 10 DOM
7. 2026-06-13
   days on market $34,995 Active 9 DOM
8. 2026-06-10
   days on market $34,995 Active 7 DOM
9. 2026-06-09
   days on market $34,995 Active 6 DOM
10. 2026-06-08
    days on market $34,995 Active 5 DOM
11. 2026-06-07
    remarks 530-char remark
12. 2026-06-07
    listed $34,995 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,493
• − Mortgage interest: −$1,960
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$1,018
• Taxable income: $13,536
• Est. tax owed @ 24.0%: −$3,249
• After-tax cash flow: $10,039/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and renovations to become move-in ready. A complete kitchen and bathroom renovation, along with exterior updates, would significantly increase its resale and rental value.

Repairs flagged

• Major Exposed subfloor — Structural damage and potential safety hazard
• Major Missing cabinets — No storage or counter space
• Major Missing countertops — No cooking or food preparation area
• Major Missing appliances — No cooking or food preparation area
• Major Missing fixtures — No bathing or hygiene area
• Major Missing tiles — No bathing or hygiene area
• Major Missing siding — Structural damage and potential safety hazard
• Major Missing paint — Structural damage and potential safety hazard
• Major Missing windows — Structural damage and potential safety hazard
• Major Missing foundation/structure — Structural damage and potential safety hazard
• Major Missing HVAC/mechanicals — Structural damage and potential safety hazard

Value-add opportunities

• Resale Complete kitchen renovation — Modern kitchen with appliances and counter space
• Resale Complete bathroom renovation — Modern bathroom with fixtures and tiles
• Resale Exterior siding and paint — Modern exterior appearance
• Both HVAC system replacement — Improved comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage and potential safety hazard	Major	$15,000–50,000
Missing cabinets · No storage or counter space	Major	$15,000–50,000
Missing countertops · No cooking or food preparation area	Major	$15,000–50,000
Missing appliances · No cooking or food preparation area	Major	$15,000–50,000
Missing fixtures · No bathing or hygiene area	Major	$15,000–50,000
Missing tiles · No bathing or hygiene area	Major	$15,000–50,000
Missing siding · Structural damage and potential safety hazard	Major	$15,000–50,000
Missing paint · Structural damage and potential safety hazard	Major	$15,000–50,000
Missing windows · Structural damage and potential safety hazard	Major	$15,000–50,000
Missing foundation/structure · Structural damage and potential safety hazard	Major	$15,000–50,000
Missing HVAC/mechanicals · Structural damage and potential safety hazard	Major	$15,000–50,000
Total estimated repair cost · 11 items		$165,000–550,000

Value-add ROI direction

• Resale Complete kitchen renovation — Modern kitchen with appliances and counter space ↑
• Resale Complete bathroom renovation — Modern bathroom with fixtures and tiles ↑
• Resale Exterior siding and paint — Modern exterior appearance ↑
• Both HVAC system replacement — Improved comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,503
• Household income: $65,586
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 807.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 14% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 3% Russian/Polish/Slavic 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: ▼ -284.58%
• Current HPI: 267.1415
• Rent YoY: —
• 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