6368 Lincoln Blvd #84 · Palermo, CA 95966

$35,500

2 bd · 1.0 ba · 754 sqft · Manufactured public records · 145 Days on market

Manufactured home Built 1978

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover peaceful senior living in the welcoming Lake Vista Community. This well-maintained 2-bedroom, 2-bathroom manufactured home is thoughtfully designed for comfort and convenience—offering a move-in-ready feel with much of the furniture in great condition available to remain with the home if the buyer desires. Enter through a bright, enclosed sunroom into an open living area ideal for both everyday relaxation and hosting guests. The smart split floor plan provides privacy, with a bedroom and full bathroom at each end of the home. A washer and dryer are included, adding to the home's convenient, ready-to-enjoy appeal. Outside, a covered patio and shaded yard create the perfect set

Key facts

• Enclosed sunroom
• Split floor plan
• Shaded yard

Tags

• ENCLOSED SUNROOM
• OPEN LIVING AREA
• SPLIT FLOOR PLAN
• COVERED PATIO
• SHADED YARD
• STORAGE SHEDS

Property features AI

Finance

• Other: Manager approval required for multi-unit aspects; Pets: call for details
• Financial info: Land lease of $750 per month (park-provided); Rent includes trash
• HOA & community: Onsite property management; Senior community; Park name: Lake Vista; Community features include biking

Exterior

• Parking: Attached carport; Has parking
• Utilities: Electricity connected (standard); Public/district water; Septic tank
• Home design: Single-story mobile home (12' x 56'); Mobile home remains on site; One-level layout; Front-facing entry
• Construction: Year built: other (source indicates other)
• Exterior features: Covered, enclosed patio; Outdoor lighting; Storage shed; Association pool

Interior

• Kitchen: Refrigerator; Dishwasher; Laminate counters
• Bedrooms: Single-story home (entry level 1)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Bathtub and shower-in-tub
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Ceiling fan; Double-pane windows; Front entry
• Laundry & utility: Washer included; Dryer included; Laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.0% vs local median 3.8% in Palermo — 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 48/100 on livability (#1,219 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime F, amenities F, commute F.
• Palermo Union Elementary (town): math 20% / reading 33% proficiency, ranked #1,149 of 1,400 in CA (top 82%) — 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: Helen M. Wilcox Elementary (516 students, 83% FRL); Palermo (404 students, 78% FRL); Las Plumas High (math 17% / reading 52%, grade F, #618 of 1,170 statewide, top 56%, 1,287 students, 76% FRL).
• Market conditions: 376 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $245 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $36k implies a 344% 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 $31,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 4.16% ✓
• Cap rate: 38.02%
• Cash-on-cash: 113.30%
• DSCR: 6.04
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $15,834
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6368 Lincoln Blvd #33	0.06mi	1/1.0 (-1)	753 (-0%)	14mo	$17,000	$23	80
6368 Lincoln Blvd #28	0.06mi	2/1.0	816 (+8%)	5mo	$17,000	$21	80
6580 Lincoln #20	0.14mi	2/1.0	720 (-4%)	21mo	$8,500	$12	69

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: —
• Equity multiple: 6.44×
• Total profit: $54,034
• Equity at exit: $5,293

10-year hold

• IRR: —
• Equity multiple: 13.48×
• Total profit: $124,067
• Equity at exit: $3,069

Cash invested: $9,940 (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: 376
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$186
• Tax from tax record: −$27 /mo · $318/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $939

Break-even live

Break-even rent $288

Max offer price $35,500

Occupancy floor 31%

Sensitivity live

Price	-10% $959	-5% $949	+0% $939	+5% $928	+10% $918
Rent	-10% $822	-5% $880	+0% $939	+5% $997	+10% $1,055
Rate	-1.0pp $956	-0.5pp $948	base $939	+0.5pp $929	+1.0pp $920

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: $8,875
• Closing costs: $1,065
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $35,500 Active 145 DOM
2. 2026-06-19
   days on market $35,500 Active 143 DOM
3. 2026-06-18
   days on market $35,500 Active 142 DOM
4. 2026-06-17
   days on market $35,500 Active 141 DOM
5. 2026-06-16
   days on market $35,500 Active 140 DOM
6. 2026-06-15
   days on market $35,500 Active 139 DOM
7. 2026-06-14
   days on market $35,500 Active 137 DOM
8. 2026-06-13
   days on market $35,500 Active 136 DOM
9. 2026-06-10
   days on market $35,500 Active 134 DOM
10. 2026-06-09
    days on market $35,500 Active 133 DOM
11. 2026-06-08
    days on market $35,500 Active 132 DOM
12. 2026-06-07
    days on market $35,500 Active 131 DOM
13. 2026-06-05
    days on market $35,500 Active 128 DOM
14. 2026-06-02
    days on market $35,500 Active 126 DOM
15. 2026-06-01
    days on market $35,500 Active 125 DOM
16. 2026-05-31
    days on market $35,500 Active 124 DOM
17. 2026-05-30
    days on market $35,500 Active 123 DOM
18. 2026-05-07
    price $35,500
19. 2026-03-20
    price $35,900
20. 2026-01-27
    listed $32,500 Active
21. 2026-01-20
    historical
22. 2025-10-23
    price $32,500
23. 2025-09-10
    listed $35,000 Active
24. 2025-07-31
    historical
25. 2025-06-26
    price $37,500
26. 2025-04-15
    listed $41,500 Active
27. 2009-12-30
    soldstatus $8,000
28. 2009-11-02
    listed $10,000

ⓘ 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: $318 · $27/mo
• Projected year-2 tax: $318 · $27/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 10/10 Extreme
• 🌡 Heat 7/10 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: $17,711
• − Mortgage interest: −$1,989
• − Property taxes: −$318
• − Insurance: −$178
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$1,033
• Taxable income: $11,361
• Est. tax owed @ 24.0%: −$2,727
• After-tax cash flow: $8,536/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: Palermo Union Elementary
• NCES district ID: 0629540
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $39,628
• Composite: 25.26/100
• National rank: #12903
• State rank: #1149 of 1400 in CA

Livability — Palermo

• Score: 48/100
• State rank: #1219
• US rank: #26161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palermo, CA
• County: Butte County · 175,030 people
• City population: 1,346
• 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

+255.0% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $35,500 CRMLS
• 2026-03-20 Price Changed $35,900 CRMLS
• 2026-01-27 Listed $32,500 CRMLS
• 2026-01-20 Listing Removed — CRMLS
• 2025-10-23 Price Changed $32,500 CRMLS
• 2025-09-10 Listed $35,000 CRMLS
• 2025-07-31 Listing Removed — CRMLS
• 2025-06-26 Price Changed $37,500 CRMLS
• 2025-04-15 Listed $41,500 CRMLS
• 2009-12-30 Sold (MLS) $8,000 CRMLS
• 2009-11-02 Listed $10,000 CRMLS

Property tax history

+29.9%/yr

Latest (2025): $318 · +856.6% YoY. Source: county tax records.