114 Sycamore Pkwy · Oroville, CA 95966

$28,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 28 Days on market

Built 1977 Est $56k · 49% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• 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

Located in the highly desired Olive Hill Senior Park, this spacious two bedroom, two bathroom home offers 1,344 sq. ft. of comfortable living space. The oversized living room provides plenty of space for entertaining or relaxing, while the kitchen has tons of counter space and plenty of cabinets for all your storage needs. Both bedrooms are oversized, with the primary suite featuring a walk-in closet and a private bathroom. Olive Hill 55+ community offers excellent amenities, including a clubhouse for social gatherings, a dog park for furry friends, and a refreshing swimming pool for warm summer days. Conveniently located near shopping centers, Starbucks, Lake Oroville, and Oroville Hospita

Key facts

• Dog park
• Clubhouse
• Walk-in closet

Tags

• OVERSIZED LIVING ROOM
• WALK-IN CLOSET
• PRIVATE BATHROOM
• CLUBHOUSE
• DOG PARK
• SWIMMING POOL

Property features AI

Finance

• Other: Directions: Wyandotte Ave to Sycamore Parkway; Latitude 39.499415, Longitude -121.539015
• Financial info: Land lease applies (approximately $800)
• HOA & community: Senior community; Located in Olive Hill park

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 24 ft wide by 56 ft long
• Construction: Year built information not specified
• Exterior features: Community pool; Close to clubhouse; Lake and street lighting in the community; Has a view

Interior

• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Ground-level entry
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $28k (1.5% below list) — sets the bar for market timing.
• Cap rate 56.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 32% 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 $200 of loan paydown is wiped out by about $867 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

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 $28,466 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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.
6. 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.
7. 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: 6.01% ✓
• Cap rate: 56.21%
• Cash-on-cash: 178.29%
• DSCR: 8.93
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $56,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Sycamore	0.02mi	2/2.0	1,148 (-0%)	0mo	$26,000	$23	98
127 Sycamore	0.03mi	2/2.0	1,152 (0%)	7mo	$25,000	$22	93
119 Sycamore Pkwy	0.02mi	2/2.0	1,152 (0%)	11mo	$57,000	$49	90
133 Sycamore	0.04mi	2/2.0	1,200 (+4%)	2mo	$57,000	$48	89
227 Ash Pkwy	0.12mi	2/2.0	1,140 (-1%)	8mo	$16,900	$15	86
175 Cedar Pkwy	0.12mi	2/2.0	1,200 (+4%)	3mo	$22,000	$18	85
198 Cedar Pkwy #198	0.11mi	2/2.0	1,152 (0%)	14mo	$75,000	$65	84
135 Sycamore	0.06mi	2/2.0	1,056 (-8%)	2mo	$12,500	$12	82
138 Sycamore	0.09mi	2/2.0	1,140 (-1%)	16mo	$60,000	$53	81
209 Elm Pkwy	0.15mi	2/2.0	1,223 (+6%)	13mo	$60,000	$49	72
2673 Fort Wayne St	0.34mi	3/2.0 (+1)	1,040 (-10%)	19mo	$168,000	$162	47
1956 B St	0.58mi	3/2.0 (+1)	1,296 (+12%)	19mo	$180,000	$139	31

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: 9.89×
• Total profit: $71,899
• Equity at exit: $4,309

10-year hold

• IRR: —
• Equity multiple: 20.93×
• Total profit: $161,242
• Equity at exit: $2,499

Cash invested: $8,092 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$152
• Tax from tax record: −$7 /mo · $80/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $1,202

Break-even live

Break-even rent $216

Max offer price $28,900

Occupancy floor 26%

Sensitivity live

Price	-10% $1,219	-5% $1,210	+0% $1,202	+5% $1,194	+10% $1,186
Rent	-10% $1,065	-5% $1,134	+0% $1,202	+5% $1,271	+10% $1,340
Rate	-1.0pp $1,217	-0.5pp $1,210	base $1,202	+0.5pp $1,195	+1.0pp $1,187

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	14d	1	0.45mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	14d	1	0.47mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	14d	1	0.59mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	14d	1	0.63mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	14d	1	0.64mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	14d	1	0.64mi
4325 Lower Wyandotte Rd Oroville, CA	3.0	2.0	1152	$2,000	$1.74	14d	1	0.75mi
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	14d	1	1.41mi
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	14d	1	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $28,900 Active 28 DOM
2. 2026-06-18
   days on market $28,900 Active 27 DOM
3. 2026-06-17
   days on market $28,900 Active 26 DOM
4. 2026-06-16
   days on market $28,900 Active 25 DOM
5. 2026-06-15
   days on market $28,900 Active 24 DOM
6. 2026-06-14
   days on market $28,900 Active 22 DOM
7. 2026-06-13
   days on market $28,900 Active 21 DOM
8. 2026-06-10
   days on market $28,900 Active 19 DOM
9. 2026-06-09
   days on market $28,900 Active 18 DOM
10. 2026-06-08
    days on market $28,900 Active 17 DOM
11. 2026-06-07
    days on market $28,900 Active 16 DOM
12. 2026-06-03
    days on market $28,900 Active 12 DOM
13. 2026-06-02
    days on market $28,900 Active 11 DOM
14. 2026-06-01
    days on market $28,900 Active 10 DOM
15. 2026-05-31
    days on market $28,900 Active 9 DOM
16. 2026-05-30
    days on market $28,900 Active 8 DOM
17. 2026-05-22
    listed $28,900 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: $80 · $7/mo
• Projected year-2 tax: $220 · $18/mo
• Expected delta: +$140/yr (+$12/mo · 175.1%)

ⓘ 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: $20,849
• − Mortgage interest: −$1,619
• − Property taxes: −$80
• − Insurance: −$144
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$841
• Taxable income: $14,829
• Est. tax owed @ 24.0%: −$3,559
• After-tax cash flow: $10,868/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: 49,684
• 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

1 event — show timeline

• 2026-05-22 Listed $28,900 CRMLS

Property tax history

-1.5%/yr

Latest (2025): $80 · +2.9% YoY. Source: county tax records.