1080 Pearson #3 · Paradise, CA 95969

$70,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 22 Days on market

Built 2021 Est $91k · 23% under

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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 +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, functional kitchen, indoor laundry, and all appliances included — including the washer and dryer. Recently refreshed with meaningful updates, the home features fresh interior and exterior paint, new caulking, new LVP flooring throughout, updated baseboards, a new interior ceiling fan, a new exterior light fixture, and partial replacement of

Key facts

• Parking
• Built 2021
• Listed 21 days

Property features AI

Finance

• Other: Manager approval required
• Financial info: Monthly land lease of $650 (seller reported)
• HOA & community: Senior community; Community amenities include biking, hiking, and a lake; Located in MHP Paradise LLC (land lease)

Exterior

• Parking: Driveway parking and additional parking space; Uncovered parking for 1 vehicle
• Utilities: Public water (district); Community septic; Natural gas available; Electricity available
• Home design: Single-wide mobile home; One story; Front entry
• Construction: Built by builder (year built source: builder)
• Exterior features: Composition roof; Rectangular lot shape; No pool; One shed on the property; Mobile home remains on site (13' x 56', Skyline model)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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); 481 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $68,950 (1.5% below list)

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: 1.88% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.17%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1354 Elliott Rd #23	0.68mi	2/1.0	728 (+1%)	1mo	$85,000	$117	66
1525 Millwood Ln	0.43mi	2/1.0	756 (+5%)	12mo	$185,000	$245	61
1348 Elliott #2	0.69mi	2/1.0	780 (+8%)	2mo	$97,990	$126	53
1280 Wagstaff #1	0.48mi	2/1.0	640 (-11%)	20mo	$47,000	$73	43

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 · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.47×
• Total profit: $28,847
• Equity at exit: $10,437

10-year hold

• IRR: 42.1%
• Equity multiple: 5.66×
• Total profit: $91,305
• 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: 481
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $558

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 53%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 Shadowbrook Way Paradise, CA	1.0	1.0	640	$1,150	$1.80	13d	2	0.94mi
443 Nunneley Rd Apt D Paradise, CA	1.0	1.0	560	$1,250	$2.23	43d	1	1.28mi
5848 Black Olive Dr Unit 758 Willow A Paradise, CA	1.0	1.0	711	$1,325	$1.86	43d	1	1.50mi

Listing history 21 events

1. 2026-06-19
   days on market $70,000 Active 22 DOM
2. 2026-06-18
   days on market $70,000 Active 21 DOM
3. 2026-06-17
   days on market $70,000 Active 20 DOM
4. 2026-06-16
   days on market $70,000 Active 19 DOM
5. 2026-06-15
   days on market $70,000 Active 18 DOM
6. 2026-06-14
   days on market $70,000 Active 16 DOM
7. 2026-06-13
   days on market $70,000 Active 15 DOM
8. 2026-06-10
   days on market $70,000 Active 13 DOM
9. 2026-06-09
   days on market $70,000 Active 12 DOM
10. 2026-06-08
    days on market $70,000 Active 11 DOM
11. 2026-06-07
    days on market $70,000 Active 10 DOM
12. 2026-06-05
    days on market $70,000 Active 7 DOM
13. 2026-06-03
    days on market $70,000 Active 6 DOM
14. 2026-06-02
    days on market $70,000 Active 5 DOM
15. 2026-06-01
    days on market $70,000 Active 4 DOM
16. 2026-05-31
    days on market $70,000 Active 3 DOM
17. 2026-05-30
    days on market $70,000 Active 2 DOM
18. 2026-05-29
    status Active
19. 2026-05-28
    listed $70,000 Active
20. 2026-05-28
    historical
21. 2026-05-25
    historical $70,000

ⓘ 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: $15,826
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,036
• Taxable income: $5,936
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,273/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

+0.0% since first listed

4 events — show timeline

• 2026-05-29 Relisted — CRMLS
• 2026-05-28 Listed $70,000 CRMLS
• 2026-05-28 Listing Removed — CRMLS
• 2026-05-25 Coming Soon $70,000 CRMLS

Property tax history

-1.2%/yr

Latest (2018): $52 · -9.6% YoY. Source: county tax records.