1668 Oro Dam Blvd E #63 · Oroville, CA 95966

$74,995

3 bd · 2.0 ba · 840 sqft · Manufactured · 35 Days on market

Built 2021 Good condition

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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
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Sundown Estates. Located in Oroville, CA and close proximity to Chico, Paradise, Roseville, and NATURE!! This adorable home sits on a picturesque lot, with GREAT curb appeal! The home is a 3 bedroom, 2 bath with only one owner. The Park is in process of replacing the flooring and painting the interior of the home. Buyer must be park approved prior to offer accepted. Pls stop by or call us today for more information

Key facts

• Parking
• Built 2021
• Listed 34 days

Property features AI

Finance

• Other: Power production system not installed (0 size, 0 year)
• Financial info: Land lease: No (listed land lease amount present but land lease flagged as No)
• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking
• Utilities: Individual electric meter; Public water; Sewer: other
• Home design: Manufactured home located in a park; Single wide model; Clayton make; Aluminum skirting; Built in 2021; Located at 1668 Oro Dam Blvd E #63, Oroville, CA 95966; Community located off Oro Dam Blvd E (refer to park map for exact home location); Not a senior community
• Construction: Aluminum skirting; Manufactured construction (single wide)
• Exterior features: Other roof type; Lot with other/unspecified features

Interior

• Kitchen: Dishwasher; No listed built-in kitchen features
• Bedrooms: Three bedrooms
• Flooring: Carpet; Wood; Other flooring
• Bathrooms: Two full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Ceiling fans and other cooling
• Interior features: Cathedral ceiling; Living room with flexible/other features; Dining area combined with kitchen/family space; Pets allowed: cats and dogs
• Laundry & utility: Indoor laundry area; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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; 17 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 $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.18% ✓
• Cap rate: 18.66%
• Cash-on-cash: 44.15%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $26,040
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Oro Dam Blvd E #40	0.03mi	2/2.0 (-1)	792 (-6%)	6mo	$4,000	$5	79
1616 Oro Dam Blvd E #36	0.03mi	2/1.0 (-1)	860 (+2%)	15mo	$49,000	$57	73
107 Cottonwood Cir	0.69mi	2/1.0 (-1)	896 (+7%)	8mo	$20,000	$22	41
139 Cottonwood Cir	0.74mi	2/1.0 (-1)	798 (-5%)	15mo	$25,000	$31	36
21 Cottonwood Cir	0.75mi	2/2.0 (-1)	960 (+14%)	10mo	$37,000	$39	28

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: 41.1%
• Equity multiple: 2.77×
• Total profit: $37,083
• Equity at exit: $11,182

10-year hold

• IRR: 47.4%
• Equity multiple: 5.56×
• Total profit: $95,759
• Equity at exit: $6,484

Cash invested: $20,999 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $773

Break-even live

Break-even rent $656

Max offer price $74,995

Occupancy floor 48%

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: $18,749
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	13d	1	0.26mi
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	13d	1	0.44mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	13d	1	0.45mi
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	13d	1	0.48mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	13d	1	0.58mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.71mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.73mi
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	21d	1	0.75mi
1355 Safford St Oroville, CA	2.0	1.0	826	$1,500	$1.82	13d	1	0.80mi
1150 Pine St Unit 02 Oroville, CA	2.0	1.0	800	$1,095	$1.37	21d	1	0.81mi
501 Pomona Ave Unit 501_5 Oroville, CA	2.0	1.0	676	$1,125	$1.66	13d	1	0.83mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	13d	1	0.87mi
11 Hemstalk Ct Oroville, CA	2.0	1.0	650	$1,100	$1.69	13d	1	0.89mi
4566 Virginia Ave Unit 4574 Oroville, CA	2.0	1.0	549	$1,095	$1.99	13d	1	1.08mi
85 Tuscan Villa Dr Oroville, CA	2.0	1.0–1.5	915	$1,425	$1.56	13d	7	1.22mi
1980 Fogg Ave Unit 2 Oroville, CA	2.0	1.0	700	$1,400	$2.00	13d	1	1.25mi
177 Oroview Dr Unit A Oroville, CA	2.0	1.0	750	$1,400	$1.87	13d	1	1.29mi

Listing history 15 events

1. 2026-06-19
   days on market $74,995 Active 35 DOM
2. 2026-06-18
   days on market $74,995 Active 34 DOM
3. 2026-06-17
   days on market $74,995 Active 33 DOM
4. 2026-06-16
   days on market $74,995 Active 32 DOM
5. 2026-06-15
   days on market $74,995 Active 31 DOM
6. 2026-06-14
   days on market $74,995 Active 29 DOM
7. 2026-06-13
   days on market $74,995 Active 28 DOM
8. 2026-06-10
   days on market $74,995 Active 26 DOM
9. 2026-06-09
   days on market $74,995 Active 25 DOM
10. 2026-06-08
    days on market $74,995 Active 24 DOM
11. 2026-06-07
    days on market $74,995 Active 23 DOM
12. 2026-06-02
    days on market $74,995 Active 18 DOM
13. 2026-06-01
    days on market $74,995 Active 17 DOM
14. 2026-05-31
    days on market $74,995 Active 16 DOM
15. 2026-05-30
    days on market $74,995 Active 15 DOM

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

Taxation est. · year 1

• Rental income: $19,609
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,182
• Taxable income: $8,589
• Est. tax owed @ 24.0%: −$2,061
• After-tax cash flow: $7,210/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent cosmetic updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both New flooring in living areas — Improves aesthetics and adds value
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both New flooring in living areas — Improves aesthetics and adds value ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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