1616 Oro Dam Blvd E #46 · Oroville, CA 95966

$49,990

2 bd · 1.0 ba · 576 sqft · Manufactured · 35 Days on market

Built 2013 Good condition

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sundown Estates is the ideal sanctuary for people looking to lay down roots, settle in with family, or retreat for a peaceful retirement. This pet-friendly community welcomes people of all ages, and it won't take long to see why so many call Sundown Estates home. Green lawns and mature trees line the paved streets that wind through this welcoming neighborhood. And should you need assistance with anything, attentive and thoughtful staff are around to help get the job done. Home site #46 is a 2 bedroom, 1 bath that has recently been updated with new flooring throughout the home. All new windows. All new interior and exterior paint. Ask about financing options - affordable down and monthly pay

Key facts

• New flooring
• Green lawns
• Mature trees

Tags

• PET FRIENDLY COMMUNITY
• GREEN LAWNS
• MATURE TREES
• PAVED STREETS
• NEW FLOORING
• NEW WINDOWS

Property features AI

Finance

• Other: Community directions: Located off Oro Dam Blvd. Refer to park map for exact home location.
• HOA & community: No homeowners association; Not a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Assigned parking; No garage
• Utilities: Individual electric meter; Public water; Public sewer
• Home design: Manufactured home located in a park; Single wide; Built in 2013; Located at 1616 Oro Dam Blvd E #46, Oroville, CA
• Construction: Aluminum skirting; Manufacturer: Clayton
• Exterior features: Composition roof; Lot features: Other

Interior

• Kitchen: Gas cook top; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Other flooring in living room (unspecified)
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Central heating; Cooling: Other
• Interior features: Gas cook top; Dishwasher; Microwave; Pets allowed (cats and dogs); Living room (other features); Dining area open to kitchen/family
• Laundry & utility: Laundry area inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.62% ✓
• Cap rate: 22.86%
• Cash-on-cash: 59.16%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.8%
• Equity multiple: 3.56×
• Total profit: $35,873
• Equity at exit: $7,454

10-year hold

• IRR: 62.7%
• Equity multiple: 7.28×
• Total profit: $87,915
• Equity at exit: $4,322

Cash invested: $13,997 (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: $1,311 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $690

Break-even live

Break-even rent $437

Max offer price $49,990

Occupancy floor 42%

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	13d	1	0.44mi
1469 6th Ave Oroville, CA	1.0	1.0	602	$995	$1.65	13d	1	0.74mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.76mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.78mi
501 Pomona Ave Unit 501_5 Oroville, CA	2.0	1.0	676	$1,125	$1.66	13d	1	0.78mi
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	21d	1	0.80mi
1138 Elma St Apt 4 Oroville, CA	1.0	1.0	500	$975	$1.95	13d	1	0.82mi
650 Bird St Unit 4 Oroville, CA	1.0	1.0	510	$1,150	$2.25	13d	1	0.85mi
11 Hemstalk Ct Oroville, CA	2.0	1.0	650	$1,100	$1.69	13d	1	0.86mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	13d	1	0.90mi
2804 Orange Ave Unit 11 Oroville, CA	1.0	1.0	526	$1,095	$2.08	13d	1	1.01mi
4566 Virginia Ave Unit 4574 Oroville, CA	2.0	1.0	549	$1,095	$1.99	13d	1	1.09mi
1980 Fogg Ave Unit 2 Oroville, CA	2.0	1.0	700	$1,400	$2.00	13d	1	1.22mi
177 Oroview Dr Unit A Oroville, CA	2.0	1.0	750	$1,400	$1.87	13d	1	1.26mi

Listing history 15 events

1. 2026-06-19
   days on market $49,990 Active 35 DOM
2. 2026-06-18
   days on market $49,990 Active 34 DOM
3. 2026-06-17
   days on market $49,990 Active 33 DOM
4. 2026-06-16
   days on market $49,990 Active 32 DOM
5. 2026-06-15
   days on market $49,990 Active 31 DOM
6. 2026-06-14
   days on market $49,990 Active 29 DOM
7. 2026-06-13
   days on market $49,990 Active 28 DOM
8. 2026-06-10
   days on market $49,990 Active 26 DOM
9. 2026-06-09
   days on market $49,990 Active 25 DOM
10. 2026-06-08
    days on market $49,990 Active 24 DOM
11. 2026-06-07
    days on market $49,990 Active 23 DOM
12. 2026-06-02
    days on market $49,990 Active 18 DOM
13. 2026-06-01
    days on market $49,990 Active 17 DOM
14. 2026-05-31
    days on market $49,990 Active 16 DOM
15. 2026-05-30
    days on market $49,990 Active 15 DOM

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

Taxation est. · year 1

• Rental income: $15,730
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$1,454
• Taxable income: $7,959
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,371/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This Sundown Estates home is in excellent condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Rental Refrigerator — Modernizes kitchen and attracts renters
• Resale Sink — Improves kitchen functionality and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Rental Refrigerator — Modernizes kitchen and attracts renters ↑
• Resale Sink — Improves kitchen functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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