406 Tanglewood Pkwy · Oroville East, CA 95966

$105,000

3 bd · 2.0 ba · 1,490 sqft · Manufactured · 233 Days on market

Built 1999 ↓ 5% since listing

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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 +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’re looking to make the most out of your next purchase, then don’t pass up this incredible opportunity. Located in The Oaks Senior Community, this 1,490 sq. foot, 3 bedroom, 2 bath home has wide-plank, wood-style flooring. Multiple large windows fill the heights of the vaulted ceilings with brilliant sunlight, creating a warm and comfortable atmosphere you’d want to linger in. A blank slate for you to paint to life, reimagine your open-concept entertainment areas into the modern interior of your dreams. Take advantage of the magnificent views framed by large picture windows as you entertain your guests in the living area, watching the quail with their babies, the rabbits, deer and squirrels. Afterward, serve your sumptuous dishes in the pendant-lit dining area, or out on your side deck, allowing you to easily take your meals alfresco. Seamlessly flow into your bright kitchen that is completely equipped with appliances, tons of cabinetry, spacious countertops, a pantry, and a multi-seated island. After a long day, give in to the restful atmosphere of your well-proportioned private retreats fitted with plush carpets, ceiling fans, and ample closet for storage. A refreshing bath with a shower/tub combo accommodates the secondary bedrooms while a tastefully ensuite with double walk-in closets, dual vanities, a walk-in shower, and a spa-like soaking tub adjoins your primary suite. Invite visitors and set up the grill as you prepare for your weekend cookouts out in the sun-kissed backyard. Verdant hedges add a sense of seclusion as you unwind. Other notable features are an in-unit laundry area, an auto-sprinkler/drip system, forced heat/air, and a detached garage. When you decide to venture out and get acquainted with neighbors, enjoy access to top-notch community amenities such as the two pools, clubhouse, and billiard rooms. Its fabulous location in Sierra Foothills places it near Lake Oroville and Lake Oroville Golf & Event Center where a wide range of outdoor activities awaits - from boating, fishing, and golfing. This is an immaculate place to start living your dream life, so come take a tour while it’s still available!

Key facts

• Brand new roof
• Brand new dishwasher
• Open living area

Tags

• OWNED SOLAR PANELS
• BRAND NEW ROOF
• DETACHED CAR GARAGE
• OPEN LIVING AREA
• NEW GAS STOVE
• BRAND NEW DISHWASHER

Property features AI

Finance

• Other: Mobile home dimensions approximately 28 by 60 feet; Living area source: public records
• Financial info: Land lease: $775 monthly; Manager approval required for park residency; Pets allowed: contact management
• HOA & community: Located in a senior community (Oaks Senior Community); Community offers watersports, biking, hiking, fishing, and a lake; Park land lease in place (land lease monthly)

Exterior

• Parking: Detached/attached garage with one garage space; Garage with single door and front entry; Garage door opener; Concrete driveway; Street parking available
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Electricity available and connected; Standard electric service with 220V in laundry; Water connected; Sewer connected
• Home design: Single-story home; Front entry; Raised foundation; Composition roof; Mobile home remains (28' x 60'); Doors swing inward (accessibility)
• Construction: Cement board skirt
• Exterior features: Deck and patio; Rain gutters; Landscaped lot; No pool; No fencing

Interior

• Kitchen: Kitchen island; Pantry
• Bedrooms: Primary bedroom on main floor; Primary suite with primary bathroom; All bedrooms on main floor; Walk-in closet
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms; Double sinks in primary bathroom; Soaking tub and bathtub; Shower and walk-in shower; Exhaust fans
• Heating & cooling: Forced air heating; Central cooling
• Interior features: High ceilings (9 feet+); Track lighting; Ceiling fan; Pantry; Recessed lighting; Double pane windows with screens; Carbon monoxide and smoke detectors
• Laundry & utility: Dedicated laundry room; Washer hookup; Electric dryer hookup (220V in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.4% in Oroville East — 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 51/100 on livability (#1,082 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: Oroville High (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 936 students, 86% FRL).
• Market conditions: 372 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).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.76% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.43%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $52,150
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Oak Grv	0.09mi	2/2.0 (-1)	1,440 (-3%)	6mo	$30,000	$21	81
140 Oak Grove Pkwy	0.04mi	3/2.0	1,536 (+3%)	18mo	$39,000	$25	78
140 Oak Grove Pkwy #140	0.05mi	3/2.0	1,536 (+3%)	18mo	$39,000	$25	78
216 Rim Canyon Pkwy	0.22mi	2/2.0 (-1)	1,488 (-0%)	8mo	$52,000	$35	78
401 Stoneridge	0.09mi	3/2.0	1,568 (+5%)	15mo	$99,500	$63	75
429 Summerwood Pkwy	0.14mi	3/2.0	1,581 (+6%)	16mo	$125,000	$79	70
248 Rim Canyon Pkwy	0.22mi	2/2.0 (-1)	1,440 (-3%)	19mo	$45,000	$31	64
108 Oak grove Pkwy #108	0.24mi	2/2.0 (-1)	1,440 (-3%)	18mo	$32,900	$23	63
431 Summerwood	0.16mi	3/2.0	1,378 (-8%)	21mo	$126,500	$92	62
200 Creekside	0.22mi	3/2.0	1,352 (-9%)	21mo	$90,000	$67	57

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $32,040
• Equity at exit: $15,656

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $91,079
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $770

Break-even live

Break-even rent $872

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5560 Old Olive Hwy Oroville, CA	3.0	1.0	950	$1,600	$1.68	13d	1	0.72mi
5580 Old Olive Hwy Oroville, CA	3.0	1.0	1000	$1,500	$1.50	13d	1	0.80mi

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 233 DOM
2. 2026-06-18
   days on market $105,000 Active 232 DOM
3. 2026-06-17
   days on market $105,000 Active 231 DOM
4. 2026-06-16
   days on market $105,000 Active 230 DOM
5. 2026-06-15
   days on market $105,000 Active 229 DOM
6. 2026-06-14
   days on market $105,000 Active 227 DOM
7. 2026-06-13
   days on market $105,000 Active 226 DOM
8. 2026-06-10
   days on market $105,000 Active 224 DOM
9. 2026-06-09
   days on market $105,000 Active 223 DOM
10. 2026-06-08
    days on market $105,000 Active 222 DOM
11. 2026-06-07
    days on market $105,000 Active 221 DOM
12. 2026-06-03
    days on market $105,000 Active 217 DOM
13. 2026-06-02
    days on market $105,000 Active 216 DOM
14. 2026-06-01
    days on market $105,000 Active 215 DOM
15. 2026-05-31
    days on market $105,000 Active 214 DOM
16. 2026-05-30
    days on market $105,000 Active 213 DOM
17. 2025-12-11
    price $105,000
18. 2025-10-29
    listed $120,000 Active
19. 2022-10-11
    soldstatus $110,000 Closed Sale 2192-char remark

    Show marketing remark (2192 chars)

    If you’re looking to make the most out of your next purchase, then don’t pass up this incredible opportunity. Located in The Oaks Senior Community, this 1,490 sq. foot, 3 bedroom, 2 bath home has wide-plank, wood-style flooring. Multiple large windows fill the heights of the vaulted ceilings with brilliant sunlight, creating a warm and comfortable atmosphere you’d want to linger in. A blank slate for you to paint to life, reimagine your open-concept entertainment areas into the modern interior of your dreams. Take advantage of the magnificent views framed by large picture windows as you entertain your guests in the living area, watching the quail with their babies, the rabbits, deer and squirrels. Afterward, serve your sumptuous dishes in the pendant-lit dining area, or out on your side deck, allowing you to easily take your meals alfresco. Seamlessly flow into your bright kitchen that is completely equipped with appliances, tons of cabinetry, spacious countertops, a pantry, and a multi-seated island. After a long day, give in to the restful atmosphere of your well-proportioned private retreats fitted with plush carpets, ceiling fans, and ample closet for storage. A refreshing bath with a shower/tub combo accommodates the secondary bedrooms while a tastefully ensuite with double walk-in closets, dual vanities, a walk-in shower, and a spa-like soaking tub adjoins your primary suite. Invite visitors and set up the grill as you prepare for your weekend cookouts out in the sun-kissed backyard. Verdant hedges add a sense of seclusion as you unwind. Other notable features are an in-unit laundry area, an auto-sprinkler/drip system, forced heat/air, and a detached garage. When you decide to venture out and get acquainted with neighbors, enjoy access to top-notch community amenities such as the two pools, clubhouse, and billiard rooms. Its fabulous location in Sierra Foothills places it near Lake Oroville and Lake Oroville Golf & Event Center where a wide range of outdoor activities awaits - from boating, fishing, and golfing. This is an immaculate place to start living your dream life, so come take a tour while it’s still available!

20. 2022-10-04
    historical Active Under Contract 2192-char remark

    Show marketing remark (2192 chars)

    If you’re looking to make the most out of your next purchase, then don’t pass up this incredible opportunity. Located in The Oaks Senior Community, this 1,490 sq. foot, 3 bedroom, 2 bath home has wide-plank, wood-style flooring. Multiple large windows fill the heights of the vaulted ceilings with brilliant sunlight, creating a warm and comfortable atmosphere you’d want to linger in. A blank slate for you to paint to life, reimagine your open-concept entertainment areas into the modern interior of your dreams. Take advantage of the magnificent views framed by large picture windows as you entertain your guests in the living area, watching the quail with their babies, the rabbits, deer and squirrels. Afterward, serve your sumptuous dishes in the pendant-lit dining area, or out on your side deck, allowing you to easily take your meals alfresco. Seamlessly flow into your bright kitchen that is completely equipped with appliances, tons of cabinetry, spacious countertops, a pantry, and a multi-seated island. After a long day, give in to the restful atmosphere of your well-proportioned private retreats fitted with plush carpets, ceiling fans, and ample closet for storage. A refreshing bath with a shower/tub combo accommodates the secondary bedrooms while a tastefully ensuite with double walk-in closets, dual vanities, a walk-in shower, and a spa-like soaking tub adjoins your primary suite. Invite visitors and set up the grill as you prepare for your weekend cookouts out in the sun-kissed backyard. Verdant hedges add a sense of seclusion as you unwind. Other notable features are an in-unit laundry area, an auto-sprinkler/drip system, forced heat/air, and a detached garage. When you decide to venture out and get acquainted with neighbors, enjoy access to top-notch community amenities such as the two pools, clubhouse, and billiard rooms. Its fabulous location in Sierra Foothills places it near Lake Oroville and Lake Oroville Golf & Event Center where a wide range of outdoor activities awaits - from boating, fishing, and golfing. This is an immaculate place to start living your dream life, so come take a tour while it’s still available!

21. 2022-08-17
    listed $110,000 Active 2192-char remark

    Show marketing remark (2192 chars)

    If you’re looking to make the most out of your next purchase, then don’t pass up this incredible opportunity. Located in The Oaks Senior Community, this 1,490 sq. foot, 3 bedroom, 2 bath home has wide-plank, wood-style flooring. Multiple large windows fill the heights of the vaulted ceilings with brilliant sunlight, creating a warm and comfortable atmosphere you’d want to linger in. A blank slate for you to paint to life, reimagine your open-concept entertainment areas into the modern interior of your dreams. Take advantage of the magnificent views framed by large picture windows as you entertain your guests in the living area, watching the quail with their babies, the rabbits, deer and squirrels. Afterward, serve your sumptuous dishes in the pendant-lit dining area, or out on your side deck, allowing you to easily take your meals alfresco. Seamlessly flow into your bright kitchen that is completely equipped with appliances, tons of cabinetry, spacious countertops, a pantry, and a multi-seated island. After a long day, give in to the restful atmosphere of your well-proportioned private retreats fitted with plush carpets, ceiling fans, and ample closet for storage. A refreshing bath with a shower/tub combo accommodates the secondary bedrooms while a tastefully ensuite with double walk-in closets, dual vanities, a walk-in shower, and a spa-like soaking tub adjoins your primary suite. Invite visitors and set up the grill as you prepare for your weekend cookouts out in the sun-kissed backyard. Verdant hedges add a sense of seclusion as you unwind. Other notable features are an in-unit laundry area, an auto-sprinkler/drip system, forced heat/air, and a detached garage. When you decide to venture out and get acquainted with neighbors, enjoy access to top-notch community amenities such as the two pools, clubhouse, and billiard rooms. Its fabulous location in Sierra Foothills places it near Lake Oroville and Lake Oroville Golf & Event Center where a wide range of outdoor activities awaits - from boating, fishing, and golfing. This is an immaculate place to start living your dream life, so come take a tour while it’s still available!

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,133 · $94/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 ≥102°F today · 17 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: $22,161
• − Mortgage interest: −$5,882
• − Property taxes: −$1,133
• − Insurance: −$525
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$3,055
• Taxable income: $8,021
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $7,316/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 East

• Score: 51/100
• State rank: #1082
• US rank: #25347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oroville East, 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

-4.5% since first listed

5 events — show timeline

• 2025-12-11 Price Changed $105,000 CRMLS
• 2025-10-29 Listed $120,000 CRMLS
• 2022-10-11 Sold (MLS) $110,000 CRMLS
• 2022-10-04 Contingent — CRMLS
• 2022-08-17 Listed $110,000 CRMLS

Property tax history

+6.2%/yr

Latest (2025): $1,133 · +1.1% YoY. Source: county tax records.