185 Cedar Pkwy · Oroville, CA 95966

$62,500

2 bd · 2.0 ba · 880 sqft · Manufactured · 3 Days on market

Built 2002 Est $60k · at est. ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a quiet neighborhood, inside a gated senior community with plenty of amenities? If yes, then this 3 bedroom 2 bath is the home for you. This home is located on a corner lot with ample parking and the covered carport definitely comes in handy during those hot summer months and cold rainy winters. The shed at the end of the carport provides plenty of extra storage space. As you walk into the front door of this home, you enter the cozy living room furnished with a pellet stove to warm your whole house. The living room opens up to the spacious kitchen, which provides plenty of cabinetry. The individual laundry room is located right off the kitchen. With the living room and kitchen being the center of the home, the main bedroom and bath are located on one end and the other two bedrooms and bathroom are on the opposite end. The AC unit is a newer unit in the home. This senior community has so much to offer from a fitness center and a swimming pool to a library and billiards. There is even EV charging stations and RV storage available as well. Call an agent and come see it today!

Key facts

• Personal storage
• Covered carport
• Pellet stove

Tags

• COMFORTABLE LIVING ROOM
• PELLET STOVE
• COVERED CARPORT
• PERSONAL STORAGE
• NEW ROOF
• CENTRAL HEAT AIR

Property features AI

Finance

• Other: Property listed in a community with recreational amenities
• Financial info: Land lease of $879 per month (seller-provided); rent includes pool
• HOA & community: Senior community; Community features include horse trails, golf course, hiking, fishing, foothills, lake, suburban setting, and park; Park name: Olive Hill

Exterior

• Parking: Carport with space for 1 vehicle; Has parking
• Utilities: Public sewer; District/public water
• Home design: Mobile home (22 ft x 40 ft); Mobile home remains on site; Single-story (one story)
• Construction: Year built source: Assessor
• Exterior features: Covered patio and deck; Community pool; One shed; No landscaping noted

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom
• Bathrooms: 2 full bathrooms; Shower-in-tub in bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home with front entry; Entry located at the front; Walk-in closet; Den; Living room; Primary bedroom with primary bathroom; Laundry room (inside, individual room)
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Cap rate 22.5% 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; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 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 + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $62,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.52% ✓
• Cap rate: 22.49%
• Cash-on-cash: 57.83%
• DSCR: 3.57
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $59,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Cedar Pkwy	0.00mi	3/2.0 (+1)	880 (0%)	22mo	$60,000	$68	76
167 Willow	0.06mi	2/1.0	784 (-11%)	17mo	$49,900	$64	61

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: 56.4%
• Equity multiple: 3.49×
• Total profit: $43,590
• Equity at exit: $9,319

10-year hold

• IRR: 61.3%
• Equity multiple: 7.12×
• Total profit: $107,142
• Equity at exit: $5,404

Cash invested: $17,500 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$328
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $843

Break-even live

Break-even rent $508

Max offer price $62,500

Occupancy floor 41%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	13d	1	0.45mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	13d	1	0.47mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	13d	1	0.59mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	13d	1	0.63mi
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	21d	1	0.64mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.64mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.64mi
4566 Virginia Ave Unit 4574 Oroville, CA	2.0	1.0	549	$1,095	$1.99	13d	1	0.98mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	13d	1	1.11mi
2804 Orange Ave Unit 11 Oroville, CA	1.0	1.0	526	$1,095	$2.08	13d	1	1.21mi
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	13d	1	1.29mi

Listing history 4 events

1. 2026-06-19
   days on market $62,500 Active 3 DOM
2. 2026-06-18
   days on market $62,500 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $62,500 Active 1 DOM

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,907
• − Mortgage interest: −$3,501
• − Property taxes: −$571
• − Insurance: −$312
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$1,818
• Taxable income: $9,679
• Est. tax owed @ 24.0%: −$2,323
• After-tax cash flow: $7,797/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: 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

Price history

-6.7% since first listed

5 events — show timeline

• 2026-06-16 Listed $62,500 CRMLS
• 2024-08-14 Sold (MLS) $60,000 CRMLS
• 2024-07-30 Pending — CRMLS
• 2024-06-18 Price Changed $60,000 CRMLS
• 2024-04-08 Listed $67,000 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $571 · +6.5% YoY. Source: county tax records.