1080 Pearson · Paradise, CA 95969

$70,000

1 bd · 1.0 ba · 722 sqft · Land · 2 Days on market

Built 2021

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Paradise Homeownership Is Still Possible! Clean, updated, newer, and priced at $70,000 — this 2021 mobile home in a well-located Paradise park offers a practical way to get into a home without stretching into a traditional house payment. This 2 bedroom, 1 bathroom home offers approximately 722 square feet with an open living area, updated flooring, a functional kitchen, indoor laundry, and all appliances included — including the washer and dryer. Outside, you’ll find a small landscaped area on one side of the home, your own private driveway on the other, and a storage shed at the end of the driveway for tools, seasonal items, or extra belongings. Clean, manageab

Key facts

• Built 2021

Property features AI

Finance

• Other: Lot is rectangular; Elevation units in feet; Directions: On east side of Pearson just north of Fire House and south of Libby
• Financial info: Land lease of $650 per month (seller-provided); Rent includes sewer
• HOA & community: Community offers biking, hiking and lake access; Park name: MHP Paradise; Manager approval required

Exterior

• Parking: Located in MHP Paradise (mobile home park)
• Utilities: Sewer paid; District/public water; Natural gas available; Electricity available
• Home design: Single-story property; Mobile home remains on site; Mobile unit approximately 13 ft wide by 56 ft long; Entry at the front
• Construction: Year built per builder
• Exterior features: No pool

Interior

• Kitchen: Gas range; Gas oven; Gas water heater
• Bedrooms: All bedrooms on the main floor; Main floor bedroom(s)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: One-level home with front entry; Kitchen open to family room; Kitchen island
• Laundry & utility: Laundry area on-site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.5% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 487 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.74% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.8

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: 27.7%
• Equity multiple: 2.20×
• Total profit: $23,579
• Equity at exit: $10,437

10-year hold

• IRR: 37.1%
• Equity multiple: 5.02×
• Total profit: $78,865
• Equity at exit: $6,052

Cash invested: $19,600 (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: 487
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $481

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $529	-5% $505	+0% $481	+5% $457	+10% $432
Rent	-10% $384	-5% $433	+0% $481	+5% $529	+10% $577
Rate	-1.0pp $516	-0.5pp $499	base $481	+0.5pp $463	+1.0pp $444

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 Shadowbrook Way Paradise, CA	1.0	1.0	640	$1,150	$1.80	14d	2	0.98mi
443 Nunneley Rd Apt D Paradise, CA	1.0	1.0	560	$1,250	$2.23	45d	1	1.30mi

Listing history 6 events

1. 2026-05-25
   historical $70,000
2. 2025-12-23
   soldstatus $705,000
3. 2025-10-18
   historical
4. 2025-10-03
   price $1,100,000
5. 2025-08-28
   listed $1,200,000 Active
6. 2014-12-16
   soldstatus $574,000

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

Taxation est. · year 1

• Rental income: $14,652
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,036
• Taxable income: $4,950
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,582/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)

No district data.

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

• Census place: Paradise, CA
• 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

-87.8% since first listed

6 events — show timeline

• 2026-05-25 Coming Soon $70,000 CRMLS
• 2025-12-23 Sold (Public Records) $705,000 Public Records
• 2025-10-18 Listing Removed — CRMLS
• 2025-10-03 Price Changed $1,100,000 CRMLS
• 2025-08-28 Listed $1,200,000 CRMLS
• 2014-12-16 Sold (Public Records) $574,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $6,550 · +1.6% YoY. Source: county tax records.