4333 Pentz Rd #31 · Paradise, CA 95969

$143,000

3 bd · 2.0 ba · 1,110 sqft · Manufactured · 22 Days on market

Built 2025 Good condition 4,500 sqft lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Sales Tax Included. Take advantage of 2 months free rent, beautiful views of the valley, generous lot sizes, wide concrete driveways and comfortable porches to enjoy the early mornings and evening sun sets. The Lime Saddle Mobile Home Park is an all ages community located just South of Paradise adjacent to the Sierra Del Sol Gated Community. This brand new 2025 Champion home features a spacious layout with 3 bedrooms and 2 bathrooms at 1,110 square feet and comes with a full kitchen appliance package, carpet and linoleum flooring, and washer/dryer hook-ups. We even welcome your four-legged family members. Pet restrictions apply. Ask about our financing options – affordable down and mo

Key facts

• Generous lot sizes
• 4,500 sq ft lot
• Built 2025

Tags

• GENEROUS LOT SIZES
• WIDE CONCRETE DRIVEWAYS
• FULL KITCHEN APPLIANCE PACKAGE
• WASHER DRYER HOOK UPS

Property features AI

Finance

• Other: Lot size source: reported by landlord/owner; Living area source: seller reported; Year built source: seller reported
• Financial info: Monthly land lease: $600 (park-managed land lease)
• HOA & community: Part of an association; Community in the foothills; Park name: Lime Saddle MHP; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Driveway parking; Property has parking; Located in Lime Saddle Mobile Home Park
• Utilities: Propane available; Electricity connected; Private sewer; Public/district water
• Home design: Single-story (one level); Model: Elmore Bay; Mobile home remains on site; Mobile dimensions approximately 23' x 44'; Entry facing Pentz Road
• Construction: Asphalt roof
• Exterior features: Porch; Has patio; Landscaped lot; Cement board skirting; Private road frontage

Interior

• Kitchen: Quartz counters
• Bedrooms: Entry level: 1
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Crown moldings; High (9-foot+) ceilings; Ceiling fan; Pantry; Two staircases; Open floor plan; Quartz counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $143k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $141k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.6% in Paradise — 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 61/100 on livability (#541 in CA) — a middle-class / working-renter tenant base. Strengths: schools A-, housing B+, crime B; Watch: employment C-, amenities F, commute F.
• Golden Feather Union Elementary (rural): math 11% / reading 20% proficiency, ranked #1,295 of 1,400 in CA (top 92%) — 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: Rents rising fast (+6.4%/yr); 481 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $989 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,855 (1.5% below list)

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.36×
• Total profit: $14,367
• Equity at exit: $21,322

10-year hold

• IRR: 20.7%
• Equity multiple: 3.03×
• Total profit: $81,275
• Equity at exit: $12,364

Cash invested: $40,040 (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 95969

• Rents YoY: 6.4%
• Active inventory: 481
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $486

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 69%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $143,000 Active 22 DOM
2. 2026-06-18
   days on market $143,000 Active 21 DOM
3. 2026-06-17
   days on market $143,000 Active 20 DOM
4. 2026-06-16
   days on market $143,000 Active 19 DOM
5. 2026-06-15
   days on market $143,000 Active 18 DOM
6. 2026-06-14
   days on market $143,000 Active 16 DOM
7. 2026-06-13
   days on market $143,000 Active 15 DOM
8. 2026-06-10
   days on market $143,000 Active 13 DOM
9. 2026-06-09
   days on market $143,000 Active 12 DOM
10. 2026-06-08
    days on market $143,000 Active 11 DOM
11. 2026-06-07
    days on market $143,000 Active 10 DOM
12. 2026-06-03
    days on market $143,000 Active 6 DOM
13. 2026-06-02
    days on market $143,000 Active 5 DOM
14. 2026-06-01
    days on market $143,000 Active 4 DOM
15. 2026-05-31
    days on market $143,000 Active 3 DOM
16. 2026-05-30
    days on market $143,000 Active 2 DOM
17. 2026-05-28
    listed $143,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,397
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$4,160
• Taxable income: $3,783
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $4,927/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 · 3 photos

Good 80/100 None rehab

This brand new 2025 Champion home is in excellent condition with a spacious layout and modern finishes. It is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting the exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value.
• Both Upgrading the flooring to a more durable material — This can increase the home's resale value and make it more appealing to renters.
• Both Adding a small garden or landscaping feature — This can enhance the home's curb appeal and attract more buyers or renters.
• Both Upgrading the kitchen appliances to more energy-efficient models — This can increase the home's resale value and make it more appealing to renters.
• Both Adding a smart home system — This can increase the home's resale value and make it more appealing to renters by adding modern conveniences.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Upgrading the flooring to a more durable material — This can increase the home's resale value and make it more appealing to renters. ↑
• Both Adding a small garden or landscaping feature — This can enhance the home's curb appeal and attract more buyers or renters. ↑
• Both Upgrading the kitchen appliances to more energy-efficient models — This can increase the home's resale value and make it more appealing to renters. ↑
• Both Adding a smart home system — This can increase the home's resale value and make it more appealing to renters by adding modern conveniences. ↑

ⓘ 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: Golden Feather Union Elementary
• NCES district ID: 0615480
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,377
• Composite: 16.29/100
• National rank: #14273
• State rank: #1295 of 1400 in CA

Livability — Paradise

• Score: 61/100
• State rank: #541
• US rank: #18039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butte County · 175,030 people
• City population: 8,339
• Metro: Chico, CA
• Population (ZIP): 8,339
• Household income: $69,067
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 218.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 7% Lithuanian 4% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: ▼ -410.40%
• Current HPI: 102.8367
• Rent YoY: ▲ 6.37%
• 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

1 event — show timeline

• 2026-05-28 Listed $143,000 CRMLS