4333 Pentz Rd #30 · Paradise, CA 95969

$161,000

3 bd · 2.0 ba · 1,306 sqft · Manufactured · 39 Days on market

Built 2025 Excellent condition 4,500 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +5.0/5.0
• Rent growth +4.1/5.0
• 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 1306 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 mon

Key facts

• Comfortable porches
• Generous lot sizes
• 4,500 sq ft lot

Tags

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

Property features AI

Finance

• Other: Lot size source reported by owner; Living area source: seller; Accessibility: parking; Directions available to property
• Financial info: Monthly land lease of $600 (paid to park)
• HOA & community: Part of an association; Community in foothills; Manager approval required; Pets allowed with breed restrictions; Park land lease

Exterior

• Parking: Driveway; Parking available; Park name: Lime Saddle MHP
• Utilities: Propane; Electricity connected; Sewer connected (private sewer); Public/district water
• Home design: Single-story/mobile home (Humboldt Bay model); Double body type; Mobile home remains; Facing private road
• Construction: Asphalt roof; 27' x 54' mobile dimensions; Year built reported by seller
• Exterior features: Porch; Patio; Landscaped yard; Cement board skirting; No pool

Interior

• Kitchen: Quartz countertops
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Crown moldings; High (9'+) ceilings; Ceiling fan; Pantry; Two staircases; Open floor plan; Entry on Pentz Road; Single-level entry
• 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 $161k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $156k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($156k) 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 $156,170 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 6.9

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $7,005
• Equity at exit: $24,006

10-year hold

• IRR: 16.3%
• Equity multiple: 2.55×
• Total profit: $69,848
• Equity at exit: $13,920

Cash invested: $45,080 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$844
• Tax est. 1.5%: −$201 /mo · $2,415/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $413

Break-even live

Break-even rent $1,408

Max offer price $161,000

Occupancy floor 74%

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $161,000 Active 39 DOM
2. 2026-06-18
   days on market $161,000 Active 38 DOM
3. 2026-06-17
   days on market $161,000 Active 37 DOM
4. 2026-06-16
   days on market $161,000 Active 36 DOM
5. 2026-06-15
   days on market $161,000 Active 35 DOM
6. 2026-06-14
   days on market $161,000 Active 33 DOM
7. 2026-06-13
   days on market $161,000 Active 32 DOM
8. 2026-06-10
   days on market $161,000 Active 30 DOM
9. 2026-06-09
   days on market $161,000 Active 29 DOM
10. 2026-06-08
    days on market $161,000 Active 28 DOM
11. 2026-06-07
    days on market $161,000 Active 27 DOM
12. 2026-06-03
    days on market $161,000 Active 23 DOM
13. 2026-06-02
    days on market $161,000 Active 22 DOM
14. 2026-06-01
    days on market $161,000 Active 21 DOM
15. 2026-05-31
    days on market $161,000 Active 20 DOM
16. 2026-05-30
    days on market $161,000 Active 19 DOM
17. 2026-05-11
    listed $153,000 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: $23,172
• − Mortgage interest: −$9,019
• − Property taxes: −$2,415
• − Insurance: −$805
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$4,684
• Taxable income: $2,543
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $4,344/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 · 29 photos

Excellent 100/100 None rehab

This brand new 2025 Champion home is move-in ready with modern finishes and excellent condition. It offers a spacious layout, ample natural light, and a fresh paint job. Additional updates like new flooring and smart home devices can further enhance its value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace carpet with hardwood in bedrooms — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace carpet with hardwood in bedrooms — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and add value ↑

ⓘ 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

• 2026-05-11 Listed $153,000 CRMLS