6 Firloop Cir · Palermo, CA 95966

$45,000

2 bd · 2.0 ba · 1,114 sqft · Manufactured public records · 479 Days on market

Built 1988 ↓ 18% since listing

---

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 +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and Updated Home in a Peaceful 55+ Community!! Nestled in a quiet and friendly 55+ community, this beautifully updated mobile home offers the perfect blend of comfort, convenience, and country living. Located just minutes from town, local casinos, Oroville Hospital, and grocery stores, you’ll enjoy a serene rural atmosphere without sacrificing accessibility. This spacious 2-bedroom, 2-bath home features an inviting open-concept layout with a large living room, dining area, and generously sized kitchen, ideal for entertaining or unwinding. The kitchen includes a newer gas oven, a dishwasher, bar-counter seating, and multiple built-ins for ample storage. The home also offers s

Key facts

• Bar counter seating
• Individual washrooms
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• BAR COUNTER SEATING
• INDIVIDUAL WASHROOMS
• EXPANSIVE GRASSY AREAS

Property features AI

Finance

• Other: Elevation measured in feet; Property listed as double body type (multi-unit designation)
• Financial info: Land lease applies
• HOA & community: Part of an association; Located in a senior community; Park: Town & Country; Community setting: Rural; Manager approval required; Pets allowed with size, breed and number limits

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home remains on site; Single-story; Entry at level 1
• Construction: Year built: source listed as other; Living area source: other
• Exterior features: No pool; Lot is level/flat

Interior

• Kitchen: Refrigerator; Gas range and gas oven; Dishwasher
• Bedrooms: Primary bedroom
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Laminate counters; Single-level home; Two or more access exits
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.9% vs local median 3.8% in Palermo — 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 48/100 on livability (#1,219 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools F, crime F, amenities F.
• Palermo Union Elementary (town): math 20% / reading 33% proficiency, ranked #1,149 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 372 active listings in the ZIP; 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 $311 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 479 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 479 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 3.56% ✓
• Cap rate: 32.89%
• Cash-on-cash: 94.98%
• DSCR: 5.23
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $250,650
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Grover Ln	0.25mi	3/2.0 (+1)	1,222 (+10%)	12mo	$275,000	$225	57
3289 State Highway 70 Unit 16B	0.00mi	3/2.0 (+1)	960 (-14%)	22mo	$79,500	$83	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.8%
• Equity multiple: 5.46×
• Total profit: $56,224
• Equity at exit: $6,710

10-year hold

• IRR: 98.6%
• Equity multiple: 11.38×
• Total profit: $130,739
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$13 /mo · $157/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $997

Break-even live

Break-even rent $339

Max offer price $45,000

Occupancy floor 33%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 479 DOM
2. 2026-06-18
   days on market $45,000 Active 478 DOM
3. 2026-06-17
   days on market $45,000 Active 477 DOM
4. 2026-06-16
   days on market $45,000 Active 476 DOM
5. 2026-06-15
   days on market $45,000 Active 475 DOM
6. 2026-06-14
   days on market $45,000 Active 473 DOM
7. 2026-06-13
   days on market $45,000 Active 472 DOM
8. 2026-06-10
   days on market $45,000 Active 470 DOM
9. 2026-06-09
   days on market $45,000 Active 469 DOM
10. 2026-06-08
    days on market $45,000 Active 468 DOM
11. 2026-06-07
    days on market $45,000 Active 467 DOM
12. 2026-06-05
    days on market $45,000 Active 464 DOM
13. 2026-06-02
    days on market $45,000 Active 462 DOM
14. 2026-06-01
    days on market $45,000 Active 461 DOM
15. 2026-05-31
    days on market $45,000 Active 460 DOM
16. 2026-05-30
    days on market $45,000 Active 459 DOM
17. 2026-01-12
    price $45,000
18. 2025-11-20
    status Active
19. 2025-09-19
    historical Active Under Contract
20. 2025-02-25
    listed $55,000 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: $157 · $13/mo
• Projected year-2 tax: $342 · $28/mo
• Expected delta: +$185/yr (+$15/mo · 118.1%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,217
• − Mortgage interest: −$2,521
• − Property taxes: −$157
• − Insurance: −$225
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$1,309
• Taxable income: $11,930
• Est. tax owed @ 24.0%: −$2,863
• After-tax cash flow: $9,104/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: Palermo Union Elementary
• NCES district ID: 0629540
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $39,628
• Composite: 25.26/100
• National rank: #12903
• State rank: #1149 of 1400 in CA

Livability — Palermo

• Score: 48/100
• State rank: #1219
• US rank: #26161

Category grades

Amenities F Commute F Cost of living F Crime F Employment F Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butte County · 175,030 people
• City population: 1,346
• 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

-18.2% since first listed

4 events — show timeline

• 2026-01-12 Price Changed $45,000 CRMLS
• 2025-11-20 Relisted — CRMLS
• 2025-09-19 Contingent — CRMLS
• 2025-02-25 Listed $55,000 CRMLS

Property tax history

-6.0%/yr

Latest (2025): $157 · +1.4% YoY. Source: county tax records.