148 Spruce Pkwy · Oroville, CA 95966

$67,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 9 Days on market

Built 1974 Est $60k · 11% 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 +2.8/10.0
• ARV discount +2.6/15.0
• 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

Light and spacious manufactured home in one of Oroville's finishest senior communities. Large covered porch with stairs and ramp, 3 parking spaces, two separate drive-in entries, handicap walk-in tub, two sheds, ceiling fans, stainless steel fridge, inground pool, club house, billiard room, community garden, RV and boat parking available. Close to shopping, hospital, lake Oroville and entertainment at the local casinos. Move in ready.

Key facts

• Covered front porch
• Covered carport
• Swimming pool

Tags

• UPDATED BATHROOM
• LARGE WALK-IN CLOSET
• INDOOR LAUNDRY ROOM
• COVERED CARPORT
• COVERED FRONT PORCH
• SWIMMING POOL

Property features AI

Finance

• Other: Living area reported from public records; Located near Olive Hwy; directions: Olive Hwy to Lower Wyandotte, right on Wyandotte and immediate left into Olive Hill
• HOA & community: Part of an association; Senior community; Olive Hill Manufactured Home Park (park-managed, manager approval required); Land lease: $880

Exterior

• Parking: Carport; Has parking
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (24' x 60'); Mobile home remains on property
• Construction: Year built: reported from other source
• Exterior features: Community pool; Close to clubhouse; Sidewalks and park in the community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front porch entry; Entry at ground level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Cap rate 23.0% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 32% of the median local income ($66k/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 $463 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $67,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.61% ✓
• Cap rate: 23.04%
• Cash-on-cash: 59.80%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $60,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Birch	0.03mi	2/2.0	1,440 (0%)	7mo	$27,000	$19	93
157 Willow Pkwy	0.04mi	2/2.0	1,440 (0%)	8mo	$37,000	$26	92
143 Birch	0.03mi	3/2.0 (+1)	1,440 (0%)	8mo	$55,900	$39	87
159 Willow Pkwy	0.04mi	2/2.0	1,344 (-7%)	14mo	$15,000	$11	76
211 Elm Pkwy	0.08mi	3/2.0 (+1)	1,512 (+5%)	21mo	$75,000	$50	65
211 Elm Pkwy #211	0.08mi	3/2.0 (+1)	1,512 (+5%)	21mo	$75,000	$50	65
121 Sycamore Pkwy	0.16mi	3/2.0 (+1)	1,344 (-7%)	24mo	$72,000	$54	56
110 Magnolia #110	0.15mi	2/2.0	1,248 (-13%)	24mo	$53,000	$42	51
1956 B St	0.64mi	3/2.0 (+1)	1,296 (-10%)	19mo	$180,000	$139	33

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: 58.5%
• Equity multiple: 3.60×
• Total profit: $48,698
• Equity at exit: $9,990

10-year hold

• IRR: 63.3%
• Equity multiple: 7.35×
• Total profit: $119,134
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$351
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $935

Break-even live

Break-even rent $563

Max offer price $67,000

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.51mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	13d	1	0.52mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	13d	1	0.66mi
4325 Lower Wyandotte Rd Oroville, CA	3.0	2.0	1152	$2,000	$1.74	13d	1	0.66mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	13d	1	0.67mi
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	13d	1	1.49mi

Listing history 8 events

1. 2026-06-19
   days on market $67,000 Active 9 DOM
2. 2026-06-18
   days on market $67,000 Active 8 DOM
3. 2026-06-17
   days on market $67,000 Active 7 DOM
4. 2026-06-16
   days on market $67,000 Active 6 DOM
5. 2026-06-15
   days on market $67,000 Active 5 DOM
6. 2026-06-14
   days on market $67,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $67,000 Active 2 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: $787 · $66/mo
• Projected year-2 tax: $787 · $66/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: $20,958
• − Mortgage interest: −$3,753
• − Property taxes: −$787
• − Insurance: −$335
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$1,949
• Taxable income: $10,780
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $8,631/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

+3.9% since first listed

9 events — show timeline

• 2026-06-10 Listed $67,000 CRMLS
• 2025-10-17 Listing Removed — CRMLS
• 2025-05-28 Listed $79,000 CRMLS
• 2021-04-13 Sold (MLS) $74,000 CRMLS
• 2021-03-22 Pending — CRMLS
• 2021-03-13 Listed $74,900 CRMLS
• 2020-10-05 Sold (MLS) $64,500 CRMLS
• 2020-09-27 Pending — CRMLS
• 2020-08-06 Listed $64,500 CRMLS

Property tax history

+22.3%/yr

Latest (2025): $787 · +1.2% YoY. Source: county tax records.