61 Cottonwood Cir #61 · Oroville, CA 95965

$119,900

2 bd · 2.0 ba · 830 sqft · Manufactured · 569 Days on market

Built 2021

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

Key facts

• Built 2021
• Listed 569 days

Property features AI

Exterior

• Parking: Space #61 (space rent $650)
• Utilities: Water: other (see remarks); Sewer: other; Utilities: other (see remarks)
• Home design: Single-story; Leased park home site
• Exterior features: Other roof (see remarks)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: other (see remarks)
• Interior features: Dining area

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 $222 ($3k/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 8.5% 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: cost of living D, crime F, amenities 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.
• Zoned schools: Oroville High (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 936 students, 86% FRL).
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $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 569 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $120k implies a 531% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/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 569 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 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?
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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $25,730
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Cottonwood Cir	0.07mi	2/1.0	798 (-4%)	15mo	$25,000	$31	74
107 Cottonwood Cir	0.08mi	2/1.0	896 (+8%)	8mo	$20,000	$22	72
1616 Oro Dam Blvd E #40	0.73mi	2/2.0	792 (-5%)	6mo	$4,000	$5	53
1616 Oro Dam Blvd E #36	0.73mi	2/1.0	860 (+4%)	15mo	$49,000	$57	43

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-6,736
• Equity at exit: $17,877

10-year hold

• IRR: 2.8%
• Equity multiple: 1.19×
• Total profit: $6,496
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $222

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 78%

Sensitivity live

Price	-10% $305	-5% $264	+0% $222	+5% $181	+10% $139
Rent	-10% $117	-5% $170	+0% $222	+5% $275	+10% $327
Rate	-1.0pp $283	-0.5pp $253	base $222	+0.5pp $191	+1.0pp $160

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: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Pomona Ave Unit 501_5 Oroville, CA	2.0	1.0	676	$1,125	$1.66	15d	1	0.23mi
1469 6th Ave Oroville, CA	1.0	1.0	602	$995	$1.65	15d	1	0.45mi
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	15d	1	0.59mi
11 Hemstalk Ct Oroville, CA	2.0	1.0	650	$1,100	$1.69	15d	1	0.76mi
1355 Safford St Oroville, CA	2.0	1.0	826	$1,500	$1.82	15d	1	0.78mi
1150 Pine St Unit 02 Oroville, CA	2.0	1.0	800	$1,095	$1.37	23d	1	0.89mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	15d	1	1.00mi
177 Oroview Dr Unit A Oroville, CA	2.0	1.0	750	$1,400	$1.87	15d	1	1.07mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	15d	1	1.08mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	15d	1	1.11mi
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	15d	1	1.12mi
1980 Fogg Ave Unit 2 Oroville, CA	2.0	1.0	700	$1,400	$2.00	15d	1	1.22mi
4566 Virginia Ave Unit 4574 Oroville, CA	2.0	1.0	549	$1,095	$1.99	15d	1	1.38mi
85 Tuscan Villa Dr Oroville, CA	2.0	1.0–1.5	915	$1,425	$1.56	15d	7	1.39mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	15d	1	1.43mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	15d	1	1.43mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	15d	1	1.45mi
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	23d	1	1.47mi

Listing history 25 events

1. 2026-06-22
   days on market $119,900 Active 569 DOM
2. 2026-06-19
   days on market $119,900 Active 567 DOM
3. 2026-06-18
   days on market $119,900 Active 566 DOM
4. 2026-06-17
   days on market $119,900 Active 565 DOM
5. 2026-06-16
   days on market $119,900 Active 564 DOM
6. 2026-06-15
   days on market $119,900 Active 563 DOM
7. 2026-06-14
   days on market $119,900 Active 561 DOM
8. 2026-06-13
   days on market $119,900 Active 560 DOM
9. 2026-06-10
   days on market $119,900 Active 558 DOM
10. 2026-06-09
    days on market $119,900 Active 557 DOM
11. 2026-06-08
    days on market $119,900 Active 556 DOM
12. 2026-06-07
    days on market $119,900 Active 555 DOM
13. 2026-06-02
    days on market $119,900 Active 550 DOM
14. 2026-06-01
    days on market $119,900 Active 549 DOM
15. 2026-05-31
    days on market $119,900 Active 548 DOM
16. 2026-05-30
    days on market $119,900 Active 547 DOM
17. 2025-08-23
    price $119,900 323-char remark

    Show marketing remark (323 chars)

    Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

18. 2025-08-23
    price $119,900 323-char remark

    Show marketing remark (323 chars)

    Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

19. 2025-07-18
    price $122,400 323-char remark

    Show marketing remark (323 chars)

    Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

20. 2025-07-18
    price $122,400 323-char remark

    Show marketing remark (323 chars)

    Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

21. 2024-11-29
    listed $137,900 Active 323-char remark

    Show marketing remark (323 chars)

    Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

22. 2024-11-29
    listed $137,900 Active 323-char remark

    Show marketing remark (323 chars)

    Never been lived in home. Charming NEW two bedroom home. Large patio and covered parking. Beautiful interior with arches and recessed soffit. Low maintenance yard and a quiet street. Great clubhouse with pool and kind neighbors. Close to shopping. This charming home is located in Cottonwood Mobile Estates in Oroville, CA.

23. 2011-12-20
    soldstatus $19,000 700-char remark

    Show marketing remark (700 chars)

    Large 2 bed, 2 bath home in Cottonwood Estates. Enjoy quiet senior living in downtown Oroville, close to everything. Home features large living room with lots of windows, a den with a built-in bookcase, dining area with built-in hutch, a spacious kitchen with breakfast bar and newer refridgerator (included), dishwasher, built-in microwave, and cooktop. Also features a double oven, inside laundry (washer and dryer included), ramp to back door, large covered carport, additonal storage and a small grassy and garden area. Bonus room built off of the den approx. 10'x20'. Seller states home is 24'x68', 1632 sq. ft. County records shows home is a 1977 year, 3/2 at 1440 sq. ft. Buyer to investigate.

24. 2011-12-15
    historical 700-char remark

    Show marketing remark (700 chars)

    Large 2 bed, 2 bath home in Cottonwood Estates. Enjoy quiet senior living in downtown Oroville, close to everything. Home features large living room with lots of windows, a den with a built-in bookcase, dining area with built-in hutch, a spacious kitchen with breakfast bar and newer refridgerator (included), dishwasher, built-in microwave, and cooktop. Also features a double oven, inside laundry (washer and dryer included), ramp to back door, large covered carport, additonal storage and a small grassy and garden area. Bonus room built off of the den approx. 10'x20'. Seller states home is 24'x68', 1632 sq. ft. County records shows home is a 1977 year, 3/2 at 1440 sq. ft. Buyer to investigate.

25. 2011-09-27
    listed $19,000 700-char remark

    Show marketing remark (700 chars)

    Large 2 bed, 2 bath home in Cottonwood Estates. Enjoy quiet senior living in downtown Oroville, close to everything. Home features large living room with lots of windows, a den with a built-in bookcase, dining area with built-in hutch, a spacious kitchen with breakfast bar and newer refridgerator (included), dishwasher, built-in microwave, and cooktop. Also features a double oven, inside laundry (washer and dryer included), ramp to back door, large covered carport, additonal storage and a small grassy and garden area. Bonus room built off of the den approx. 10'x20'. Seller states home is 24'x68', 1632 sq. ft. County records shows home is a 1977 year, 3/2 at 1440 sq. ft. Buyer to investigate.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,962
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,488
• Taxable income: $806
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,474/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): 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

+531.1% since first listed

9 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 $137,900 MLSListings
• 2024-11-29 Listed $137,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-12-20 Sold (MLS) $19,000 CRMLS
• 2011-12-15 Listing Removed — CRMLS
• 2011-09-27 Listed $19,000 CRMLS