7043 State Hwy 32 #22 · Orland, CA 95963

$15,000

1 bd · 1.0 ba · 2,330 sqft · Manufactured public records · 210 Days on market

Built 1975 ↓ 18% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

Key facts

• Built 1975
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 82.0% vs local median 2.7% in Orland — 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 58/100 on livability (#718 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: schools C-, employment C-, amenities F.
• Orland Joint Unified (town): math 12% / reading 25% proficiency, ranked #476 of 517 in CA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 108 units permitted in Glenn County in 2024 (61 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Glenn County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major 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 $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.76% ✓
• Cap rate: 81.99%
• Cash-on-cash: 270.33%
• DSCR: 13.03
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.77×
• Total profit: $57,843
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 31.48×
• Total profit: $128,016
• Equity at exit: $1,297

Cash invested: $4,200 (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 95963

• Active inventory: 51
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$7 /mo · $85/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $946

Break-even live

Break-even rent $116

Max offer price $15,000

Occupancy floor 23%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $15,000 Active 210 DOM
2. 2026-06-18
   days on market $15,000 Active 209 DOM
3. 2026-06-17
   days on market $15,000 Active 208 DOM
4. 2026-06-16
   days on market $15,000 Active 207 DOM
5. 2026-06-15
   days on market $15,000 Active 206 DOM
6. 2026-06-14
   days on market $15,000 Active 204 DOM
7. 2026-06-12
   days on market $15,000 Active 203 DOM
8. 2026-06-09
   days on market $15,000 Active 200 DOM
9. 2026-06-08
   days on market $15,000 Active 199 DOM
10. 2026-06-07
    days on market $15,000 Active 198 DOM
11. 2026-06-07
    pricedays on market $15,000 Active 197 DOM
12. 2026-06-04
    days on market $18,000 Active 194 DOM
13. 2026-06-02
    days on market $18,000 Active 193 DOM
14. 2026-06-01
    days on market $18,000 Active 192 DOM
15. 2026-05-31
    days on market $18,000 Active 191 DOM
16. 2026-05-31
    days on market $18,000 Active 190 DOM
17. 2026-04-20
    status Active 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

18. 2026-04-09
    historical Active Under Contract 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

19. 2026-03-27
    status Active 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

20. 2026-03-27
    price $18,000 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

21. 2026-03-12
    historical Active Under Contract 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

22. 2026-01-22
    price $19,000 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

23. 2025-11-21
    listed $22,000 Active 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

24. 2025-11-18
    historical $22,000 523-char remark

    Show marketing remark (523 chars)

    Charming 2-Bed, 1-Bath Manufactured Home in 55+ Community – Perfect Fixer-Upper! Discover incredible potential in this cozy 2-bedroom, 1-bath manufactured home located in a quiet, well-maintained 55+ park. Featuring a functional floor plan with a spacious kitchen layout, and comfortable bedrooms. With some TLC, this home can truly shine—whether you're seeking an affordable living or a rewarding project. Don’t miss the chance to transform this diamond in the rough into a beautiful, customized retreat!

ⓘ 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: $85 · $7/mo
• Projected year-2 tax: $114 · $10/mo
• Expected delta: +$29/yr (+$2/mo · 34.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 36 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,769
• − Mortgage interest: −$840
• − Property taxes: −$85
• − Insurance: −$75
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$436
• Taxable income: $11,810
• Est. tax owed @ 24.0%: −$2,834
• After-tax cash flow: $8,520/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: Orland Joint Unified
• NCES district ID: 0600045
• Math proficiency: 12% ▼ -6.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $41,067
• Composite: 15.77/100
• National rank: #9273
• State rank: #476 of 517 in CA

Livability — Orland

• Score: 58/100
• State rank: #718
• US rank: #21367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,483

Population outlook (Glenn County) Hauer SSP2

• Today (2025): 27,468 people
• By 2030: 27,091 · -1.4%
• By 2040: 26,437 · -3.8%
• By 2050: 25,768 · -6.2%
• By 2075: 24,018 · -12.6%
• By 2100: 21,236 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 43% Two or more races 11% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 4% Italian 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 64% English-only · Spanish 33% Tagalog/Filipino 1% Chinese 1%

Political lean MEDSL · Glenn

• 2024 margin: Solid R (+34.9) · D 31.2% · R 66.1% · Other 2.7%
• 2008→2024 swing: -12.9pp toward R · 2008: -22.0pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+27.2 2016: R+29.0 2012: R+25.5 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.05%
• Current HPI: 176.5134
• Rent YoY: —
• Metro: —
• 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

-18.2% since first listed

8 events — show timeline

• 2026-04-20 Relisted — CRMLS
• 2026-04-09 Contingent — CRMLS
• 2026-03-27 Relisted — CRMLS
• 2026-03-27 Price Changed $18,000 CRMLS
• 2026-03-12 Contingent — CRMLS
• 2026-01-22 Price Changed $19,000 CRMLS
• 2025-11-21 Listed $22,000 CRMLS
• 2025-11-18 Coming Soon $22,000 CRMLS

Property tax history

+2.3%/yr

Latest (2025): $85 · +9.9% YoY. Source: county tax records.