2920 Clark Rd Unit K8 · Butte Valley, CA 95965

$69,999

3 bd · 2.0 ba · 1,066 sqft · Manufactured · 70 Days on market

Built 1996 $66/sqft · 8% above area Est $65k · 8% over ↓ 23% 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 +4.0/15.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cute and clean 3 bedroom, 2 bathroom manufactured home located in Foothills Mobile Home Park in Butte Valley! Recently refreshed with new interior and exterior paint, this home offers a bright, inviting feel throughout. Enjoy comfortable living year-round with central air and heat, new windows, and the convenience of included appliances. The home also features updated cabinets, adding a fresh, modern touch to the interior. Step outside to a private, enclosed backyard with a low-maintenance yard, perfect for easy upkeep. You’ll also find a patio ideal for relaxing or entertaining, along with a handy storage shed for your extra belongings. Covered parking adds to the home’s practicality and ease. Ideally situated for both convenience and recreation, you’ll enjoy being just minutes from outdoor adventures like fishing, horseback riding, and hiking. Located only 3 miles from Lime Saddle Marina at Lake Oroville and a short drive to Table Mountain State Park, this home is also close to Butte College and the highly desirable Durham school district. With an easy 15-minute commute to Chico, Oroville, and Paradise, this location offers the perfect balance of accessibility, adventure, and comfort.

Key facts

• Built 1996
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,130 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A; Watch: crime C-, amenities F, commute F.
• Durham Unified (rural): math 40% / reading 48% proficiency, ranked #180 of 517 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Durham Elementary (math 45% / reading 51%, grade D, #451 of 1,571 statewide, top 29%, 461 students, 37% FRL); Durham Intermediate (math 34% / reading 43%, grade F, #159 of 498 statewide, top 32%, 225 students, 44% FRL); Durham High (math 44% / reading 54%, grade D, #352 of 1,170 statewide, top 31%, 310 students, 37% FRL).
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/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 $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 + 1.9% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.

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 $65,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 2.40% ✓
• Cap rate: 21.06%
• Cash-on-cash: 52.74%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

• ARV (median comp): $65,000
• List price: $69,999
• Delta: 7.69%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Clark Rd Unit 7K	0.00mi	3/2.0	1,144 (+7%)	4mo	$65,000	$57	84
2920 Clark Rd Unit E3	0.00mi	3/2.0	1,120 (+5%)	12mo	$90,000	$80	82
2920 Clark Rd Unit 19K	0.00mi	3/2.0	1,144 (+7%)	11mo	$62,500	$55	78
2920 Clark Rd Unit E14	0.00mi	2/1.0 (-1)	1,008 (-5%)	16mo	$64,000	$63	68
2920 Clark Rd Unit 11C	0.00mi	2/2.0 (-1)	1,000 (-6%)	22mo	$54,000	$54	66

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 3.13×
• Total profit: $41,665
• Equity at exit: $10,437

10-year hold

• IRR: 54.5%
• Equity multiple: 6.08×
• Total profit: $99,471
• 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 95965

• Home prices YoY: -31.6%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $861

Break-even live

Break-even rent $593

Max offer price $69,999

Occupancy floor 44%

Sensitivity live

Price	-10% $901	-5% $881	+0% $861	+5% $842	+10% $822
Rent	-10% $729	-5% $795	+0% $861	+5% $928	+10% $994
Rate	-1.0pp $897	-0.5pp $879	base $861	+0.5pp $843	+1.0pp $825

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: —

Listing history 37 events

1. 2026-06-19
   days on market $69,999 Active 70 DOM
2. 2026-06-18
   days on market $69,999 Active 69 DOM
3. 2026-06-17
   days on market $69,999 Active 68 DOM
4. 2026-06-16
   days on market $69,999 Active 67 DOM
5. 2026-06-15
   days on market $69,999 Active 66 DOM
6. 2026-06-14
   days on market $69,999 Active 64 DOM
7. 2026-06-13
   days on market $69,999 Active 63 DOM
8. 2026-06-10
   days on market $69,999 Active 61 DOM
9. 2026-06-09
   days on market $69,999 Active 60 DOM
10. 2026-06-08
    days on market $69,999 Active 59 DOM
11. 2026-06-07
    days on market $69,999 Active 58 DOM
12. 2026-06-05
    days on market $69,999 Active 55 DOM
13. 2026-06-02
    days on market $69,999 Active 53 DOM
14. 2026-06-01
    days on market $69,999 Active 52 DOM
15. 2026-05-31
    days on market $69,999 Active 51 DOM
16. 2026-05-30
    days on market $69,999 Active 50 DOM
17. 2026-04-10
    listed $72,000 Active 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to this cute and clean 3 bedroom, 2 bathroom manufactured home located in Foothills Mobile Home Park in Butte Valley! Recently refreshed with new interior and exterior paint, this home offers a bright, inviting feel throughout. Enjoy comfortable living year-round with central air and heat, new windows, and the convenience of included appliances. The home also features updated cabinets, adding a fresh, modern touch to the interior. Step outside to a private, enclosed backyard with a low-maintenance yard, perfect for easy upkeep. You’ll also find a patio ideal for relaxing or entertaining, along with a handy storage shed for your extra belongings. Covered parking adds to the home’s practicality and ease. Ideally situated for both convenience and recreation, you’ll enjoy being just minutes from outdoor adventures like fishing, horseback riding, and hiking. Located only 3 miles from Lime Saddle Marina at Lake Oroville and a short drive to Table Mountain State Park, this home is also close to Butte College and the highly desirable Durham school district. With an easy 15-minute commute to Chico, Oroville, and Paradise, this location offers the perfect balance of accessibility, adventure, and comfort.

18. 2024-01-25
    status Pending Sale 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

19. 2024-01-24
    soldstatus $75,000 Closed Sale 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

20. 2024-01-24
    soldstatus $75,000 Closed

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

21. 2024-01-24
    status Pending

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

22. 2024-01-08
    historical Active Under Contract 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

23. 2023-12-08
    status Active 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

24. 2023-12-07
    historical Active Under Contract 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

25. 2023-10-18
    price $80,000 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

26. 2023-10-18
    price $80,000

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

27. 2023-10-10
    status Active 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

28. 2023-10-05
    status Pending Sale 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

29. 2023-09-08
    historical Active Under Contract 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

30. 2023-09-01
    price $84,000
31. 2023-08-24
    price $84,000 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

32. 2023-06-23
    price $89,000
33. 2023-05-30
    price $89,000 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

34. 2023-04-06
    status Active 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

35. 2023-03-21
    historical Active Under Contract 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

36. 2023-03-06
    listed $93,000 Active 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 2 bathroom, 1,066 sq feet manufactured home in the desirable Butte Valley. This home is located in the Foothills Community Park. All ages welcome. The home has been remodeled and is move in ready. Contact your favorite realtor to view this home today.

37. 2023-03-03
    listed $93,000 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: $863 · $72/mo
• Projected year-2 tax: $863 · $72/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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,197
• − Mortgage interest: −$3,921
• − Property taxes: −$863
• − Insurance: −$350
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$2,036
• Taxable income: $9,795
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $7,987/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: Durham Unified
• NCES district ID: 0611730
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $65,306
• Composite: 39.25/100
• National rank: #4003
• State rank: #180 of 517 in CA

Livability — Butte Valley

• Score: 50/100
• State rank: #1130
• US rank: #25679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butte Valley, CA
• County: Butte County · 175,030 people
• Metro: Chico, CA
• Population (ZIP): 21,181
• Household income: $53,198
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 892.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 20% Asian 16% Two or more races 13% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Iranian 2% Russian 1%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 13% Other Asian/Pacific 10% Tagalog/Filipino 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: ▼ -146.76%
• Current HPI: 317.0277
• Rent YoY: ▲ 1.88%
• 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

-22.6% since first listed

21 events — show timeline

• 2026-04-10 Listed $72,000 CRMLS
• 2024-01-25 Pending — CRMLS
• 2024-01-24 Sold (MLS) $75,000 TCAOR
• 2024-01-24 Sold (MLS) $75,000 CRMLS
• 2024-01-24 Pending — TCAOR
• 2024-01-08 Contingent — CRMLS
• 2023-12-08 Relisted — CRMLS
• 2023-12-07 Contingent — CRMLS
• 2023-10-18 Price Changed $80,000 CRMLS
• 2023-10-18 Price Changed $80,000 TCAOR
• 2023-10-10 Relisted — CRMLS
• 2023-10-05 Pending — CRMLS
• 2023-09-08 Contingent — CRMLS
• 2023-09-01 Price Changed $84,000 TCAOR
• 2023-08-24 Price Changed $84,000 CRMLS
• 2023-06-23 Price Changed $89,000 TCAOR
• 2023-05-30 Price Changed $89,000 CRMLS
• 2023-04-06 Relisted — CRMLS
• 2023-03-21 Contingent — CRMLS
• 2023-03-06 Listed $93,000 CRMLS
• 2023-03-03 Listed $93,000 TCAOR

Property tax history

+8.9%/yr

Latest (2025): $863 · +307.1% YoY. Source: county tax records.