160 Willow · Oroville, CA 95966

$17,900

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 9 Days on market

Built 1973 ↓ 46% 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
• 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

Located in one of Oroville's Finest 55+ Mobile Home Park, is a darling 1 bedroom, 1 bathroom with a lot of recent updates. Newer interior/exterior paint, flooring, counters and fridge. This location is 2 minutes to the Clubhouse, in-ground heated pool, billiards room and fitness room. Laundry hookups are in the shed at the back of the carport.

Key facts

• Recent updates
• Billiards room
• Fitness room

Tags

• RECENT UPDATES
• IN-GROUND HEATED POOL
• BILLIARDS ROOM
• FITNESS ROOM
• LAUNDRY HOOKUPS

Property features AI

Finance

• Other: Directions provided by listing: Enter park and take hard left, then first street on right (Willow); home on left
• Financial info: Land lease of $800 monthly (seller-provided amount); Rent includes pool
• HOA & community: Senior community; Dog park; Street lighting; Park name: Olive Hill; Manager approval required; Pets: inquire

Exterior

• Parking: Asphalt driveway; Attached carport
• Utilities: Public sewer; District/public water
• Home design: Single-story; Entry accessed by steps; Mobile home remains (12' x 57'); Living area per assessor's data; Updated/remodeled; 2+ access exits
• Construction: Mobile construction
• Exterior features: Out building; In-ground heated community pool; Close to clubhouse; Has view

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom with shower-in-tub
• Interior features: Updated/remodeled condition; Carbon monoxide detector(s); Smoke detector; Resident manager
• Laundry & utility: Laundry in a dedicated room; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Cap rate 75.9% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $124 of loan paydown is wiped out by about $537 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $1k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $17,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 8.24% ✓
• Cap rate: 75.87%
• Cash-on-cash: 248.49%
• DSCR: 12.06
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $43,776
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Sycamore Pkwy	0.11mi	2/1.0	720 (+5%)	12mo	$25,000	$35	76
167 Willow	0.03mi	2/1.0	784 (+15%)	17mo	$49,900	$64	60

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: 13.61×
• Total profit: $63,225
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 28.99×
• Total profit: $140,269
• Equity at exit: $1,548

Cash invested: $5,012 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$94
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $1,038

Break-even live

Break-even rent $161

Max offer price $17,900

Occupancy floor 25%

Sensitivity live

Price	-10% $1,048	-5% $1,043	+0% $1,038	+5% $1,033	+10% $1,028
Rent	-10% $921	-5% $980	+0% $1,038	+5% $1,096	+10% $1,154
Rate	-1.0pp $1,047	-0.5pp $1,042	base $1,038	+0.5pp $1,033	+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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	21d	1	0.70mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.70mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.71mi
4566 Virginia Ave Unit 4574 Oroville, CA	2.0	1.0	549	$1,095	$1.99	13d	1	0.93mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	13d	1	1.18mi
2804 Orange Ave Unit 11 Oroville, CA	1.0	1.0	526	$1,095	$2.08	13d	1	1.27mi
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	13d	1	1.32mi

Listing history 30 events

1. 2026-06-19
   days on market $17,900 Active 9 DOM
2. 2026-06-18
   days on market $17,900 Active 8 DOM
3. 2026-06-17
   days on market $17,900 Active 7 DOM
4. 2026-06-16
   days on market $17,900 Active 6 DOM
5. 2026-06-15
   days on market $17,900 Active 5 DOM
6. 2026-06-14
   days on market $17,900 Active 3 DOM
7. 2026-06-13
   remarks 445-char remark
8. 2026-06-13
   days on marketlisting id $17,900 Active 2 DOM
9. 2026-06-10
   days on market $17,900 Active 322 DOM
10. 2026-06-09
    days on market $17,900 Active 321 DOM
11. 2026-06-08
    days on market $17,900 Active 320 DOM
12. 2026-06-07
    days on market $17,900 Active 319 DOM
13. 2026-06-03
    days on market $17,900 Active 315 DOM
14. 2026-06-02
    days on market $17,900 Active 314 DOM
15. 2026-06-01
    pricedays on marketlisting id $17,900 Active 313 DOM
16. 2026-05-31
    days on market $18,900 Active 84 DOM
17. 2026-05-30
    days on market $18,900 Active 83 DOM
18. 2026-03-08
    listed $18,900 Active
19. 2025-07-23
    listed $17,900 Active 345-char remark

    Show marketing remark (345 chars)

    Located in one of Oroville's Finest 55+ Mobile Home Park, is a darling 1 bedroom, 1 bathroom with a lot of recent updates. Newer interior/exterior paint, flooring, counters and fridge. This location is 2 minutes to the Clubhouse, in-ground heated pool, billiards room and fitness room. Laundry hookups are in the shed at the back of the carport.

20. 2025-07-14
    historical
21. 2025-06-24
    listed $19,900 Active
22. 2025-06-16
    historical
23. 2025-05-26
    listed $19,900 Active
24. 2025-05-19
    historical
25. 2025-05-05
    listed $19,900 Active
26. 2025-04-30
    historical
27. 2025-03-21
    price $22,900
28. 2025-01-06
    price $26,900
29. 2024-11-01
    price $29,900
30. 2024-08-12
    listed $34,900 Active

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $309 · $26/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: $17,695
• − Mortgage interest: −$1,003
• − Property taxes: −$309
• − Insurance: −$90
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$521
• Taxable income: $12,942
• Est. tax owed @ 24.0%: −$3,106
• After-tax cash flow: $9,348/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: 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

-45.8% since first listed

13 events — show timeline

• 2026-03-08 Listed $18,900 CRMLS
• 2025-07-23 Listed $17,900 CRMLS
• 2025-07-14 Listing Removed — CRMLS
• 2025-06-24 Listed $19,900 CRMLS
• 2025-06-16 Listing Removed — CRMLS
• 2025-05-26 Listed $19,900 CRMLS
• 2025-05-19 Listing Removed — CRMLS
• 2025-05-05 Listed $19,900 CRMLS
• 2025-04-30 Listing Removed — CRMLS
• 2025-03-21 Price Changed $22,900 CRMLS
• 2025-01-06 Price Changed $26,900 CRMLS
• 2024-11-01 Price Changed $29,900 CRMLS
• 2024-08-12 Listed $34,900 CRMLS

Property tax history

+29.4%/yr

Latest (2025): $309 · +1.5% YoY. Source: county tax records.