108 Cottonwood Rd #108 · Durham, CA 95965

$119,900

2 bd · 2.0 ba · 810 sqft · Manufactured · 567 Days on market

Built 2021 ↓ 14% since listing

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

Key facts

• Move-in ready
• High flat ceilings
• Central heat and air

Tags

• ENERGY STAR CERTIFIED HOME
• CENTRAL HEAT AND AIR
• HIGH FLAT CEILINGS
• OPEN LAYOUT
• MOVE-IN READY
• APPLIANCES INCLUDED

Property features AI

Finance

• Other: Park home site listed as 'Other Park Site'; Property primary ID 721652

Exterior

• Parking: Assigned space number 108 (space rent $650)
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Mobile/manufactured home site in a park (Cottonwood Estates)
• Exterior features: Shingle roof; Lot size recorded by assessor

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dining area noted as 'Other (See Remarks)'; Central forced air cooling; Electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• 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: Rents rising (+1.9%/yr); 167 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 567 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 567 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-15,300
• Equity at exit: $17,877

10-year hold

• IRR: -5.7%
• Equity multiple: 0.65×
• Total profit: $-11,735
• Equity at exit: $10,367

Cash invested: $33,572 (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 95965

• Home prices YoY: -31.6%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $86

Break-even live

Break-even rent $1,207

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $119,900 Active 567 DOM
2. 2026-06-18
   days on market $119,900 Active 566 DOM
3. 2026-06-17
   days on market $119,900 Active 565 DOM
4. 2026-06-16
   days on market $119,900 Active 564 DOM
5. 2026-06-15
   days on market $119,900 Active 563 DOM
6. 2026-06-14
   days on market $119,900 Active 561 DOM
7. 2026-06-13
   days on market $119,900 Active 560 DOM
8. 2026-06-10
   days on market $119,900 Active 558 DOM
9. 2026-06-09
   days on market $119,900 Active 557 DOM
10. 2026-06-08
    days on market $119,900 Active 556 DOM
11. 2026-06-07
    days on market $119,900 Active 555 DOM
12. 2026-06-02
    days on market $119,900 Active 550 DOM
13. 2026-06-01
    days on market $119,900 Active 549 DOM
14. 2026-05-31
    days on market $119,900 Active 548 DOM
15. 2026-05-30
    days on market $119,900 Active 547 DOM
16. 2025-08-23
    price $119,900 543-char remark

    Show marketing remark (543 chars)

    Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

17. 2025-08-23
    price $119,900 543-char remark

    Show marketing remark (543 chars)

    Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

18. 2025-07-18
    price $122,400 543-char remark

    Show marketing remark (543 chars)

    Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

19. 2025-07-18
    price $122,400 543-char remark

    Show marketing remark (543 chars)

    Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

20. 2024-11-29
    listed $139,800 Active 543-char remark

    Show marketing remark (543 chars)

    Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

21. 2024-11-29
    listed $139,800 Active 543-char remark

    Show marketing remark (543 chars)

    Never been lived in. New home. Super cute & energy star certified. Central heat and air to keep you cozy in the winter and cool in the summer. Covered front door with up and over steps. Concrete walk-ways and a low maintenance yard. High flat ceilings and lots of bright natural light throughout the home. Open layout and move-in ready. Appliances included. Primary bedroom has a walk-in closet with built-in shelves. Primary bathroom has a full-length shower with glass doors. Carport & covered parking. Located in Cottonwood Estates.

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 4 d/yr ≥105°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,800
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,488
• Taxable loss: −$833
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,236/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 — 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): 21,181
• Household income: $53,198
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 892.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 20% Asian 16% Two or more races 13% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Iranian 2% Russian 1%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 13% Other Asian/Pacific 10% Tagalog/Filipino 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: ▼ -146.76%
• Current HPI: 317.0277
• Rent YoY: ▲ 1.88%
• 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

-14.2% since first listed

6 events — show timeline

• 2025-08-23 Price Changed $119,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-23 Price Changed $119,900 MLSListings
• 2025-07-18 Price Changed $122,400 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-18 Price Changed $122,400 MLSListings
• 2024-11-29 Listed $139,800 MLSListings
• 2024-11-29 Listed $139,800 bridgeMLS, Bay East AOR, or Contra Costa AOR