1675 Manzanita Ave #110 · Chico, CA 95926

$48,500

2 bd · 1.0 ba · 850 sqft · Manufactured · 99 Days on market

Built 1977 $57/sqft · 10% below area Est $54k · 10% 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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There’s something special about finding a home that simply feels right. Tucked into the Pleasant Valley Mobile Home Park, this lovingly updated home offers a comfortable, welcoming space where everyday living feels easy and independent. Positioned on a desirable corner lot within this welcoming 55+ community, the home enjoys a little extra breathing room while still being part of a friendly neighborhood setting. Over the past few years, the seller has thoughtfully refreshed the space, creating a home that feels comfortable, cared for, and easy to settle into from the moment you walk through the door. The layout flows naturally through the living areas, making it just as suited for quiet evenings at home as it is for a visit from friends or family. With two bedrooms and a bathroom across 850 square feet, the home offers space where it matters while still being manageable and low maintenance. It’s the kind of home that allows you to spend more time enjoying your day and less time worrying about upkeep. Outside, the corner location creates a more open feel than many homes in the community. A covered carport provides convenient parking, while the storage shed offers valuable space for tools, seasonal décor, or hobby supplies. Pleasant Valley Mobile Home Park residents enjoy access to amenities including a community clubhouse and pool, offering spaces to relax or connect with neighbors. The location is another standout feature, with grocery stores, restaurants, and everyday conveniences just minutes away on Chico’s north end. Comfortable, convenient, and thoughtfully updated, this home offers an easy place to settle in and enjoy the next chapter.

Key facts

• Community pool
• Community clubhouse
• Storage shed

Tags

• CORNER LOT
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• STORAGE SHED
• CONVENIENT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.5% 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 (+4.0%/yr); 90 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 30% of the median local income ($62k/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 $335 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 + 4.0% 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 99 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,135 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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: 3.24% ✓
• Cap rate: 29.46%
• Cash-on-cash: 82.74%
• DSCR: 4.68
• GRM: 2.6

CMA / ARV

• ARV (median comp): $54,187
• List price: $48,500
• Delta: -10.49%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1595 Manzanita Ave #51	0.10mi	2/1.0	840 (-1%)	13mo	$22,000	$26	83
1675 Manzanita Ave #58	0.00mi	2/2.0	960 (+13%)	6mo	$55,000	$57	69
1595 Manzanita Ave #35	0.13mi	2/2.0	924 (+9%)	11mo	$30,000	$32	66
1675 MANZANITA Ave #90	0.00mi	2/2.0	960 (+13%)	15mo	$46,500	$48	62
1595 Manzanita Ave #56	0.10mi	2/2.0	924 (+9%)	22mo	$39,900	$43	58

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 84.1%
• Equity multiple: 4.93×
• Total profit: $53,344
• Equity at exit: $7,232

10-year hold

• IRR: 87.6%
• Equity multiple: 10.56×
• Total profit: $129,809
• Equity at exit: $4,193

Cash invested: $13,580 (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 95926

• Rents YoY: 4.0%
• Active inventory: 90
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$254
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $936

Break-even live

Break-even rent $386

Max offer price $48,500

Occupancy floor 35%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1754 Vallombrosa Ave Chico, CA	1.0	1.0	950	$1,000	$1.05	13d	1	0.58mi
1462 Manzanita Ave Unit 8 Chico, CA	3.0	1.5	1045	$1,650	$1.58	43d	1	0.60mi
1460 Manzanita Ave Unit 1 Chico, CA	3.0	1.5	1045	$1,650	$1.58	43d	1	0.62mi
2581 California Park Dr Chico, CA	2.0	2.0	990	$1,650	$1.67	43d	1	1.03mi
1385 E Lindo Ave Chico, CA	2.0	1.0–2.0	958	$1,505	$1.57	13d	3	1.13mi
2833 Eaton Rd Chico, CA	1.0–2.0	1.0–2.0	999	$1,850	$1.85	13d	9	1.22mi
100 Sterling Oaks Dr Chico, CA	1.0–2.0	1.0–2.0	938	$1,935	$2.06	13d	6	1.22mi
860 Inyo St Chico, CA	3.0	1.0	1053	$2,150	$2.04	21d	1	1.25mi
2777 Eaton Rd Chico, CA	1.0–2.0	1.0–2.0	790	$1,634	$2.07	13d	3	1.44mi

Listing history 29 events

1. 2026-06-19
   days on market $48,500 Active 99 DOM
2. 2026-06-18
   days on market $48,500 Active 98 DOM
3. 2026-06-17
   days on market $48,500 Active 97 DOM
4. 2026-06-16
   days on market $48,500 Active 96 DOM
5. 2026-06-15
   days on market $48,500 Active 95 DOM
6. 2026-06-14
   days on market $48,500 Active 93 DOM
7. 2026-06-13
   days on market $48,500 Active 92 DOM
8. 2026-06-10
   days on market $48,500 Active 90 DOM
9. 2026-06-08
   days on market $48,500 Active 88 DOM
10. 2026-06-07
    days on market $48,500 Active 87 DOM
11. 2026-06-05
    days on market $48,500 Active 84 DOM
12. 2026-06-02
    days on market $48,500 Active 82 DOM
13. 2026-06-01
    days on market $48,500 Active 81 DOM
14. 2026-05-31
    days on market $48,500 Active 80 DOM
15. 2026-05-30
    days on market $48,500 Active 79 DOM
16. 2026-05-05
    price $48,500 1694-char remark

    Show marketing remark (1694 chars)

    There’s something special about finding a home that simply feels right. Tucked into the Pleasant Valley Mobile Home Park, this lovingly updated home offers a comfortable, welcoming space where everyday living feels easy and independent. Positioned on a desirable corner lot within this welcoming 55+ community, the home enjoys a little extra breathing room while still being part of a friendly neighborhood setting. Over the past few years, the seller has thoughtfully refreshed the space, creating a home that feels comfortable, cared for, and easy to settle into from the moment you walk through the door. The layout flows naturally through the living areas, making it just as suited for quiet evenings at home as it is for a visit from friends or family. With two bedrooms and a bathroom across 850 square feet, the home offers space where it matters while still being manageable and low maintenance. It’s the kind of home that allows you to spend more time enjoying your day and less time worrying about upkeep. Outside, the corner location creates a more open feel than many homes in the community. A covered carport provides convenient parking, while the storage shed offers valuable space for tools, seasonal décor, or hobby supplies. Pleasant Valley Mobile Home Park residents enjoy access to amenities including a community clubhouse and pool, offering spaces to relax or connect with neighbors. The location is another standout feature, with grocery stores, restaurants, and everyday conveniences just minutes away on Chico’s north end. Comfortable, convenient, and thoughtfully updated, this home offers an easy place to settle in and enjoy the next chapter.

17. 2026-03-12
    listed $52,000 Active 1694-char remark

    Show marketing remark (1694 chars)

    There’s something special about finding a home that simply feels right. Tucked into the Pleasant Valley Mobile Home Park, this lovingly updated home offers a comfortable, welcoming space where everyday living feels easy and independent. Positioned on a desirable corner lot within this welcoming 55+ community, the home enjoys a little extra breathing room while still being part of a friendly neighborhood setting. Over the past few years, the seller has thoughtfully refreshed the space, creating a home that feels comfortable, cared for, and easy to settle into from the moment you walk through the door. The layout flows naturally through the living areas, making it just as suited for quiet evenings at home as it is for a visit from friends or family. With two bedrooms and a bathroom across 850 square feet, the home offers space where it matters while still being manageable and low maintenance. It’s the kind of home that allows you to spend more time enjoying your day and less time worrying about upkeep. Outside, the corner location creates a more open feel than many homes in the community. A covered carport provides convenient parking, while the storage shed offers valuable space for tools, seasonal décor, or hobby supplies. Pleasant Valley Mobile Home Park residents enjoy access to amenities including a community clubhouse and pool, offering spaces to relax or connect with neighbors. The location is another standout feature, with grocery stores, restaurants, and everyday conveniences just minutes away on Chico’s north end. Comfortable, convenient, and thoughtfully updated, this home offers an easy place to settle in and enjoy the next chapter.

18. 2022-10-18
    soldstatus $37,500 Closed Sale 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

19. 2022-09-28
    status Pending Sale 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

20. 2022-09-27
    price $37,500 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

21. 2022-09-05
    price $43,000 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

22. 2022-08-23
    price $48,000 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

23. 2022-06-22
    price $51,500 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

24. 2022-05-18
    price $55,000 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

25. 2022-05-05
    price $60,000 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

26. 2022-05-04
    listed $50,000 Active 607-char remark

    Show marketing remark (607 chars)

    PRICE REDUCED ! Hard to find 2 bed, 1 bath home in the very well-maintained and desirable Pleasant Valley Mobile Home Estates, senior mobile home park. Some of the improvements include: laminate flooring, double-paned windows throughout, ceiling fans in bedrooms and living room, central heat and AC, built-ins in the bedroom, granite counters in kitchen and bathroom, and a 9’ by 10’ bonus room not included in the square footage. This desirable park includes a pool, clubhouse and extra vehicle/RV storage area. Stop by and see this rare property today! Pest and whole house inspections done.

27. 2016-05-25
    soldstatus $19,900 Closed Sale
28. 2016-05-12
    status Pending Sale
29. 2016-04-26
    listed $19,900 Active

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: $0/yr ($0/mo · 0.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 4 d/yr ≥104°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,858
• − Mortgage interest: −$2,717
• − Property taxes: −$368
• − Insurance: −$242
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$1,411
• Taxable income: $11,103
• Est. tax owed @ 24.0%: −$2,665
• After-tax cash flow: $8,571/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): 40,567
• Household income: $61,920
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3912.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 13% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 10% 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: ▼ -453.39%
• Current HPI: 256.0261
• Rent YoY: ▲ 3.98%
• 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

+143.7% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $48,500 CRMLS
• 2026-03-12 Listed $52,000 CRMLS
• 2022-10-18 Sold (MLS) $37,500 CRMLS
• 2022-09-28 Pending — CRMLS
• 2022-09-27 Price Changed $37,500 CRMLS
• 2022-09-05 Price Changed $43,000 CRMLS
• 2022-08-23 Price Changed $48,000 CRMLS
• 2022-06-22 Price Changed $51,500 CRMLS
• 2022-05-18 Price Changed $55,000 CRMLS
• 2022-05-05 Price Changed $60,000 CRMLS
• 2022-05-04 Listed $50,000 CRMLS
• 2016-05-25 Sold (MLS) $19,900 CRMLS
• 2016-05-12 Pending — CRMLS
• 2016-04-26 Listed $19,900 CRMLS

Property tax history

+1.3%/yr

Latest (2025): $368 · +6.8% YoY. Source: county tax records.