3415 Oro Dam Blvd E #421 · Oroville, CA 95966

$34,995

2 bd · 1.0 ba · 550 sqft · Manufactured · 378 Days on market

Built 1966

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

Listing remarks

Home Site #421 at Pleasant Valley MHC in Oroville, CA is available for a QUICK Sale! This 2 bedroom, 1 bath home has received all new windows, siding and skirting on the outside, as well as a Roof Coat Seal. Inside the home, it has been updated with subfloor repairs and all new flooring and paint - inside and out! Home needs updates to the kitchen and bath, and will require appliances.

Key facts

• New siding
• New flooring
• New skirting

Tags

• NEW WINDOWS
• NEW SIDING
• NEW SKIRTING
• ROOF COAT SEAL
• SUBFLOOR REPAIRS
• NEW FLOORING

Property features AI

Finance

• Other: Located in Oroville, CA 95966; directions: Highway 70 to E Oro Dam Rd, just past Stanford Dr
• Financial info: Land lease: No (listed land lease amount present but land lease marked No)
• HOA & community: No association; Not a senior community

Exterior

• Parking: No garage
• Utilities: Individual electric meter; Individual gas meter; Water from a water district; Sewer: Other
• Home design: Manufactured in park (single wide); Imperial make; Built in 1966
• Construction: Vinyl skirting
• Exterior features: Composition roof; Other lot features

Interior

• Kitchen: No kitchen features specified
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Other cooling
• Interior features: Skylight(s) in the living room; Carpet and laminate flooring; Inside laundry room
• Laundry & utility: Interior laundry room; 220-volt hookup in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.9% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe 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 $30,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.10% ✓
• Cap rate: 36.86%
• Cash-on-cash: 109.18%
• DSCR: 5.86
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $9,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3415 Oro Dam Blvd E #313	0.03mi	1/1.0 (-1)	550 (0%)	16mo	$9,000	$16	80
3415 Oro Dam Blvd E #419	0.04mi	2/1.0	520 (-6%)	16mo	$42,500	$82	76
3415 Oro Dam Blvd E #211	0.06mi	2/1.0	564 (+2%)	22mo	$10,000	$18	75
3415 Oro Dam Blvd E #212	0.03mi	2/1.0	510 (-7%)	15mo	$5,000	$10	74
3415 Oro Dam Blvd E #110	0.07mi	2/1.0	522 (-5%)	21mo	$13,500	$26	71
3415 Oro Dam Blvd E #311	0.03mi	3/1.5 (+1)	564 (+2%)	23mo	$15,000	$27	68
3415 Oro Dam Blvd E #123	0.06mi	2/1.0	596 (+8%)	22mo	$3,500	$6	65

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: 6.22×
• Total profit: $51,131
• Equity at exit: $5,218

10-year hold

• IRR: —
• Equity multiple: 13.01×
• Total profit: $117,725
• Equity at exit: $3,026

Cash invested: $9,799 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $891

Break-even live

Break-even rent $306

Max offer price $34,995

Occupancy floor 33%

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: $8,749
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 Orange Ave Unit 11 Oroville, CA	1.0	1.0	526	$1,095	$2.08	13d	1	0.52mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	13d	1	0.56mi
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	21d	1	0.63mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.64mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.65mi
331 Bonite St Oroville, CA	2.0	1.0	672	$1,450	$2.16	21d	1	1.02mi
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	13d	1	1.40mi
1138 Elma St Apt 4 Oroville, CA	1.0	1.0	500	$975	$1.95	13d	1	1.43mi

Listing history 16 events

1. 2026-06-19
   days on market $34,995 Active 378 DOM
2. 2026-06-18
   days on market $34,995 Active 377 DOM
3. 2026-06-17
   days on market $34,995 Active 376 DOM
4. 2026-06-16
   days on market $34,995 Active 375 DOM
5. 2026-06-15
   days on market $34,995 Active 374 DOM
6. 2026-06-14
   days on market $34,995 Active 372 DOM
7. 2026-06-13
   days on market $34,995 Active 371 DOM
8. 2026-06-10
   days on market $34,995 Active 369 DOM
9. 2026-06-09
   days on market $34,995 Active 368 DOM
10. 2026-06-08
    days on market $34,995 Active 367 DOM
11. 2026-06-07
    days on market $34,995 Active 366 DOM
12. 2026-06-03
    days on market $34,995 Active 362 DOM
13. 2026-06-02
    days on market $34,995 Active 361 DOM
14. 2026-06-01
    days on market $34,995 Active 360 DOM
15. 2026-05-31
    days on market $34,995 Active 359 DOM
16. 2026-05-30
    days on market $34,995 Active 358 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 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: $17,215
• − Mortgage interest: −$1,960
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$1,018
• Taxable income: $10,783
• Est. tax owed @ 24.0%: −$2,588
• After-tax cash flow: $8,110/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