162 Willow Pkwy · Oroville, CA 95966

$47,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 56 Days on market

Built 1977 Est $60k · 20% under ↓ 3% since listing

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

Listing remarks MLS

Welcome to Olive Hill! This park features an inground pool, fitness center, clubhouse plus much more! This 2 bedroom 2 bath home is close to town, across from the clubhouse and pool, has covered parking, and the shed is included. Just a few blocks away is Oroville Hospital, restaurants, and shopping. There is a large living room and dinning room with a built in hutch. In the Master bedroom there are two closets a built in desk, built in drawers and a bathroom. Enjoy a cup of coffee from your large porch in the front yard.

Key facts

• Fitness center
• Community pool
• Recreation room

Tags

• ACROSS FROM CLUBHOUSE
• COMMUNITY POOL
• OUTDOOR GATHERING AREAS
• RECREATION ROOM
• FITNESS CENTER
• BUILT-IN HUTCH

Property features AI

Finance

• Other: Mobile home remains on parcel; Living area source: assessor's data; Lot features: 0-1 unit/acre; Elevation units in feet; Location coordinates available
• Financial info: Land lease: $910 monthly (park)
• HOA & community: Senior community; Community amenities include pool, fire pit, dog park, outdoor cooking area, multipurpose recreation room, and picnic area; Community features: watersports, biking, dog park, hiking, fishing, foothills, lake, park; Park name: Olive Hill; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: 1 garage space; Paved parking; Carport; Guest parking; Street parking; Total of 1 parking space
• Utilities: Public sewer; Sewer connected; Water connected (District/Public); Electricity connected; Cable available
• Home design: Single-story mobile home (mobile home remains); Total stories: 1
• Construction: Year built reported from public records
• Exterior features: Covered patio/deck; Deck; Community pool

Interior

• Kitchen: Refrigerator; Range/Stove Hood; Electric range; Dishwasher
• Bedrooms: Primary bedroom
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Vanity area; Shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: One-level home; Entry on the left side of the home; Entry level: 1
• Laundry & utility: Laundry in kitchen; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% of the median local income ($66k/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 $331 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.58% ✓
• Cap rate: 32.67%
• Cash-on-cash: 94.22%
• DSCR: 5.19
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $59,904
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Sycamore	0.05mi	2/2.0	1,200 (-4%)	2mo	$57,000	$48	89
175 Cedar Pkwy	0.07mi	2/2.0	1,200 (-4%)	3mo	$22,000	$18	88
130 Sycamore	0.06mi	2/2.0	1,148 (-8%)	0mo	$26,000	$23	83
209 Elm Pkwy	0.10mi	2/2.0	1,223 (-2%)	13mo	$60,000	$49	82
127 Sycamore	0.08mi	2/2.0	1,152 (-8%)	7mo	$25,000	$22	78
227 Ash Pkwy	0.06mi	2/2.0	1,140 (-9%)	8mo	$16,900	$15	76
119 Sycamore Pkwy	0.07mi	2/2.0	1,152 (-8%)	11mo	$57,000	$49	75
159 Willow Pkwy	0.03mi	2/2.0	1,344 (+8%)	14mo	$15,000	$11	74
198 Cedar Pkwy #198	0.06mi	2/2.0	1,152 (-8%)	14mo	$75,000	$65	73
138 Sycamore	0.08mi	2/2.0	1,140 (-9%)	16mo	$60,000	$53	69
1956 B St	0.58mi	3/2.0 (+1)	1,296 (+4%)	19mo	$180,000	$139	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.1%
• Equity multiple: 5.42×
• Total profit: $59,318
• Equity at exit: $7,142

10-year hold

• IRR: 97.8%
• Equity multiple: 11.29×
• Total profit: $138,054
• Equity at exit: $4,142

Cash invested: $13,412 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$251
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,053

Break-even live

Break-even rent $384

Max offer price $47,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,080	-5% $1,067	+0% $1,053	+5% $1,040	+10% $1,026
Rent	-10% $917	-5% $985	+0% $1,053	+5% $1,121	+10% $1,189
Rate	-1.0pp $1,077	-0.5pp $1,065	base $1,053	+0.5pp $1,041	+1.0pp $1,028

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	14d	1	0.45mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	14d	1	0.47mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	14d	1	0.61mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	14d	1	0.62mi
4325 Lower Wyandotte Rd Oroville, CA	3.0	2.0	1152	$2,000	$1.74	14d	1	0.69mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	14d	1	0.70mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	14d	1	0.71mi
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	14d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $47,900 Active 56 DOM
2. 2026-06-18
   days on market $47,900 Active 55 DOM
3. 2026-06-17
   days on market $47,900 Active 54 DOM
4. 2026-06-16
   days on market $47,900 Active 53 DOM
5. 2026-06-15
   days on market $47,900 Active 52 DOM
6. 2026-06-14
   days on market $47,900 Active 50 DOM
7. 2026-06-13
   days on market $47,900 Active 49 DOM
8. 2026-06-10
   days on market $47,900 Active 47 DOM
9. 2026-06-09
   days on market $47,900 Active 46 DOM
10. 2026-06-09
    price $47,900 Active 45 DOM
11. 2026-06-08
    days on market $49,900 Active 45 DOM
12. 2026-06-07
    days on market $49,900 Active 44 DOM
13. 2026-06-03
    days on market $49,900 Active 40 DOM
14. 2026-06-02
    days on market $49,900 Active 39 DOM
15. 2026-06-01
    days on market $49,900 Active 38 DOM
16. 2026-05-31
    days on market $49,900 Active 37 DOM
17. 2026-05-30
    days on market $49,900 Active 36 DOM
18. 2026-04-24
    listed $49,900 Active
19. 2024-03-29
    soldstatus $42,100 Closed Sale 527-char remark

    Show marketing remark (527 chars)

    Welcome to Olive Hill! This park features an inground pool, fitness center, clubhouse plus much more! This 2 bedroom 2 bath home is close to town, across from the clubhouse and pool, has covered parking, and the shed is included. Just a few blocks away is Oroville Hospital, restaurants, and shopping. There is a large living room and dinning room with a built in hutch. In the Master bedroom there are two closets a built in desk, built in drawers and a bathroom. Enjoy a cup of coffee from your large porch in the front yard.

20. 2024-03-19
    status Pending Sale 527-char remark

    Show marketing remark (527 chars)

    Welcome to Olive Hill! This park features an inground pool, fitness center, clubhouse plus much more! This 2 bedroom 2 bath home is close to town, across from the clubhouse and pool, has covered parking, and the shed is included. Just a few blocks away is Oroville Hospital, restaurants, and shopping. There is a large living room and dinning room with a built in hutch. In the Master bedroom there are two closets a built in desk, built in drawers and a bathroom. Enjoy a cup of coffee from your large porch in the front yard.

21. 2023-11-24
    price $42,000 527-char remark

    Show marketing remark (527 chars)

    Welcome to Olive Hill! This park features an inground pool, fitness center, clubhouse plus much more! This 2 bedroom 2 bath home is close to town, across from the clubhouse and pool, has covered parking, and the shed is included. Just a few blocks away is Oroville Hospital, restaurants, and shopping. There is a large living room and dinning room with a built in hutch. In the Master bedroom there are two closets a built in desk, built in drawers and a bathroom. Enjoy a cup of coffee from your large porch in the front yard.

22. 2023-09-30
    price $46,500 527-char remark

    Show marketing remark (527 chars)

    Welcome to Olive Hill! This park features an inground pool, fitness center, clubhouse plus much more! This 2 bedroom 2 bath home is close to town, across from the clubhouse and pool, has covered parking, and the shed is included. Just a few blocks away is Oroville Hospital, restaurants, and shopping. There is a large living room and dinning room with a built in hutch. In the Master bedroom there are two closets a built in desk, built in drawers and a bathroom. Enjoy a cup of coffee from your large porch in the front yard.

23. 2023-09-13
    listed $51,500 Active 527-char remark

    Show marketing remark (527 chars)

    Welcome to Olive Hill! This park features an inground pool, fitness center, clubhouse plus much more! This 2 bedroom 2 bath home is close to town, across from the clubhouse and pool, has covered parking, and the shed is included. Just a few blocks away is Oroville Hospital, restaurants, and shopping. There is a large living room and dinning room with a built in hutch. In the Master bedroom there are two closets a built in desk, built in drawers and a bathroom. Enjoy a cup of coffee from your large porch in the front yard.

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $386 · $32/mo
• Projected year-2 tax: $386 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,603
• − Mortgage interest: −$2,683
• − Property taxes: −$386
• − Insurance: −$240
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$1,393
• Taxable income: $12,605
• Est. tax owed @ 24.0%: −$3,025
• After-tax cash flow: $9,612/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): 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

Price history

-3.1% since first listed

6 events — show timeline

• 2026-04-24 Listed $49,900 CRMLS
• 2024-03-29 Sold (MLS) $42,100 CRMLS
• 2024-03-19 Pending — CRMLS
• 2023-11-24 Price Changed $42,000 CRMLS
• 2023-09-30 Price Changed $46,500 CRMLS
• 2023-09-13 Listed $51,500 CRMLS

Property tax history

+8.1%/yr

Latest (2025): $386 · -17.3% YoY. Source: county tax records.