1901 Dayton Rd #27 · Durham, CA 95928

$110,000

2 bd · 2.0 ba · 1,704 sqft · Manufactured public records · 63 Days on market

Built 1977 $65/sqft · 18% above area Est $94k · 18% over

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Why this score? — see what drove the C+ 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
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, relaxed living in the highly sought-after Chico Mobile Country Club 55+ community. This spacious 2-bedroom, 2-bath manufactured home offers 1,704 square feet of thoughtfully designed living space, perfectly blending comfort, functionality, and a peaceful setting. Step inside to find an abundance of natural light flowing through brand-new dual pane windows, enhancing the home’s bright and inviting feel while improving energy efficiency. The generous floor plan features a large, well-appointed kitchen with ample storage, a separate dining room for hosting, and not one but two comfortable living areas, ideal for entertaining or simply spreading out and relaxing. A convenient indoor laundry room with an attached office space adds everyday practicality. The oversized primary suite is a true retreat, complete with a walk-in closet, dedicated vanity area, soaking tub, mini split heating and cooling system, and sliding glass door that leads out to a private porch overlooking the creek. Set on one of the community’s most desirable lots along the creek, this home provides tranquil water views and a serene backdrop you’ll appreciate every day. Whether enjoying your morning coffee or unwinding in the evening, the setting is simply unmatched. Residents of Chico Mobile Country Club enjoy access to an array of amenities including a pool, spa, fitness center, hair salon, RV parking, and more creating a vibrant and active lifestyle right at your doorstep.

Key facts

• Walk-in closet
• Soaking tub
• Indoor laundry room

Tags

• DUAL PANE WINDOWS
• LARGE WELL-APPOINTED KITCHEN
• INDOOR LAUNDRY ROOM
• WALK-IN CLOSET
• DEDICATED VANITY AREA
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $93,595
• List price: $110,000
• Delta: 17.53%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Dayton #128	0.05mi	3/2.0 (+1)	1,556 (-9%)	0mo	$95,000	$61	78
1901 Dayton #170	0.03mi	2/2.0	1,488 (-13%)	1mo	$135,000	$91	76
1901 Dayton Rd #97	0.10mi	3/2.0 (+1)	1,490 (-13%)	20mo	$108,000	$72	53

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $16,324
• Equity at exit: $16,401

10-year hold

• IRR: 22.4%
• Equity multiple: 2.96×
• Total profit: $60,493
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$46
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $523

Break-even live

Break-even rent $1,048

Max offer price $110,000

Occupancy floor 64%

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: $27,500
• Closing costs: $3,300
• 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	1.27mi
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 24 events

1. 2026-06-19
   days on market $110,000 Active 63 DOM
2. 2026-06-18
   days on market $110,000 Active 62 DOM
3. 2026-06-17
   days on market $110,000 Active 61 DOM
4. 2026-06-16
   days on market $110,000 Active 60 DOM
5. 2026-06-15
   days on market $110,000 Active 59 DOM
6. 2026-06-14
   days on market $110,000 Active 57 DOM
7. 2026-06-13
   days on market $110,000 Active 56 DOM
8. 2026-06-10
   days on market $110,000 Active 54 DOM
9. 2026-06-08
   days on market $110,000 Active 52 DOM
10. 2026-06-07
    days on market $110,000 Active 51 DOM
11. 2026-06-05
    days on market $110,000 Active 48 DOM
12. 2026-06-02
    days on market $110,000 Active 46 DOM
13. 2026-06-01
    days on market $110,000 Active 45 DOM
14. 2026-05-31
    days on market $110,000 Active 44 DOM
15. 2026-05-30
    days on market $110,000 Active 43 DOM
16. 2026-04-22
    status Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to easy, relaxed living in the highly sought-after Chico Mobile Country Club 55+ community. This spacious 2-bedroom, 2-bath manufactured home offers 1,704 square feet of thoughtfully designed living space, perfectly blending comfort, functionality, and a peaceful setting. Step inside to find an abundance of natural light flowing through brand-new dual pane windows, enhancing the home’s bright and inviting feel while improving energy efficiency. The generous floor plan features a large, well-appointed kitchen with ample storage, a separate dining room for hosting, and not one but two comfortable living areas, ideal for entertaining or simply spreading out and relaxing. A convenient indoor laundry room with an attached office space adds everyday practicality. The oversized primary suite is a true retreat, complete with a walk-in closet, dedicated vanity area, soaking tub, mini split heating and cooling system, and sliding glass door that leads out to a private porch overlooking the creek. Set on one of the community’s most desirable lots along the creek, this home provides tranquil water views and a serene backdrop you’ll appreciate every day. Whether enjoying your morning coffee or unwinding in the evening, the setting is simply unmatched. Residents of Chico Mobile Country Club enjoy access to an array of amenities including a pool, spa, fitness center, hair salon, RV parking, and more creating a vibrant and active lifestyle right at your doorstep.

17. 2026-04-16
    listed $110,000 Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to easy, relaxed living in the highly sought-after Chico Mobile Country Club 55+ community. This spacious 2-bedroom, 2-bath manufactured home offers 1,704 square feet of thoughtfully designed living space, perfectly blending comfort, functionality, and a peaceful setting. Step inside to find an abundance of natural light flowing through brand-new dual pane windows, enhancing the home’s bright and inviting feel while improving energy efficiency. The generous floor plan features a large, well-appointed kitchen with ample storage, a separate dining room for hosting, and not one but two comfortable living areas, ideal for entertaining or simply spreading out and relaxing. A convenient indoor laundry room with an attached office space adds everyday practicality. The oversized primary suite is a true retreat, complete with a walk-in closet, dedicated vanity area, soaking tub, mini split heating and cooling system, and sliding glass door that leads out to a private porch overlooking the creek. Set on one of the community’s most desirable lots along the creek, this home provides tranquil water views and a serene backdrop you’ll appreciate every day. Whether enjoying your morning coffee or unwinding in the evening, the setting is simply unmatched. Residents of Chico Mobile Country Club enjoy access to an array of amenities including a pool, spa, fitness center, hair salon, RV parking, and more creating a vibrant and active lifestyle right at your doorstep.

18. 2023-12-27
    soldstatus $85,000 Closed Sale 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

19. 2023-12-13
    status Pending Sale 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

20. 2023-09-28
    status Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

21. 2023-09-07
    status Pending Sale 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

22. 2023-07-31
    status Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

23. 2023-07-24
    status Pending Sale 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

24. 2023-06-30
    listed $99,000 Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to your creekside oasis! This home is situation in the Chico Mobile Country Club, a 55+ mobile home park. When you arrive at this truly unique 2 bedroom, 2 bathroom newly remodeled mobile home you'll find an adorable covered front porch, covered carport, and attractive landscaping. New roof! This home offers plenty of space with a living room, dining room and family room with a gorgeous stone natural gas fireplace. The master bedroom has its own huge private deck that leads you to your PRIVATE CREEK ACCESS and offers a large walk-in closet. The master bathroom has an oversized soaking tub and 2 sinks as well as a vanity. Laundry room provides ample storage and a craft/sewing/computer area. The covered car port and shed should meet all of your parking and storage needs! The park offers a club house, pool, spa and hair salon. Schedule a showing with your favorite Realtor and prepare to be impressed by this one-of-a-kind mobile home. Park is offering 2 months waived space rent!

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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: $20,529
• − Mortgage interest: −$6,162
• − Property taxes: −$997
• − Insurance: −$2,018
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$3,200
• Taxable income: $4,868
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $5,113/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

+11.1% since first listed

9 events — show timeline

• 2026-04-22 Relisted — CRMLS
• 2026-04-16 Listed $110,000 CRMLS
• 2023-12-27 Sold (MLS) $85,000 CRMLS
• 2023-12-13 Pending — CRMLS
• 2023-09-28 Relisted — CRMLS
• 2023-09-07 Pending — CRMLS
• 2023-07-31 Relisted — CRMLS
• 2023-07-24 Pending — CRMLS
• 2023-06-30 Listed $99,000 CRMLS

Property tax history

+9.6%/yr

Latest (2025): $997 · +6.4% YoY. Source: county tax records.