4333 Pentz Rd #30

Paradise, CA 95969

$161,000C-

3 bd · 2.0 ba · 1,306 sqft · Built 2025 · Manufactured · Active · 89 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,513/mo
• Mortgage (P&I): −$844
• Tax + insurance: −$268
• HOA: −$0
• Vac / Maint / Mgmt: −$318
• Net cashflow: $83/mo
• Annual: $992/yr
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• 1% rule: 0.94%
• Cash to close: $45,080

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $161k. Condition is rated excellent.
• At list price, monthly cash flow is $83 ($992/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (6.0% below list).
• It's been on market 89 days — a 6% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $151k (6.0% below list) — sets the bar for 1% rule.
• 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.
• Location reads 61/100 on livability (#541 in CA) — a middle-class / working-renter tenant base. Strengths: 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.
• Zoned schools: Concow Elementary (math 15% / reading 24%, grade F, #1,256 of 1,571 statewide, top 81%, 69 students, 96% FRL); Oroville High (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 936 students, 86% FRL) — zoned schools average 91% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 16% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Golden Feather Union Elementary average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.4%/yr); 560 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• Butte County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• Cap rate 6.9% vs local median 2.3% 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.

Questions for listing agent

• It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.