232 Yankee Vista Dr · Yankee Hill, CA 95965

$109,000

1 bd · 1.0 ba · 771 sqft · Manufactured · 108 Days on market

Built 2021 6.50 ac lot Est $134k · 19% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do you enjoy views of the mountains and fresh air? Then this little 1 bedroom bungalow is the place for you. Enjoy off-grid life in this 1 bedrom 1 bath newer manufactured home on top of the mountain. Partial solar, generator and well make you self sustaining so you don't have to worry about pesky PG & E shut - offs and monthly bills. Have lots of toys? Enjoy 3 large outbuildings to turn in to a shop or finish off for extra living! Another flat area that could be used to build a site built home is also on the property. The property below at 256 Yankee Vista is also for sale!

Key facts

• Large outbuildings
• Flat area
• Self sustaining

Tags

• VIEWS OF THE MOUNTAINS
• OFF-GRID LIFE
• SELF SUSTAINING
• LARGE OUTBUILDINGS
• FLAT AREA

Property features AI

Finance

• Other: Zoning: FR5; Property contains one unit; No accessory dwelling unit

Exterior

• Utilities: Well water; Septic (type unknown)
• Home design: Manufactured home; Single-story; No shared/common walls; Estimated year built
• Construction: Estimated living area
• Exterior features: Rural setting; No pool; Has a view; Lot roughly 0–1 unit per acre (assessor's data)

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; All bedrooms on the main floor; Main-level entry
• Laundry & utility: Has laundry with stackable washer/dryer capability

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,174 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Golden Feather Union Elementary (rural): math 11% / reading 20% proficiency, ranked #1,295 of 1,400 in CA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $16k (13%) 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 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.07% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $134,154
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Yankee Vista Dr	0.12mi	2/1.0 (+1)	804 (+4%)	23mo	$140,000	$174	63

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,525
• Equity at exit: $16,252

10-year hold

• IRR: 4.4%
• Equity multiple: 1.31×
• Total profit: $9,389
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $227

Break-even live

Break-even rent $876

Max offer price $109,000

Occupancy floor 75%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $109,000 Active 108 DOM
2. 2026-06-18
   days on market $109,000 Active 107 DOM
3. 2026-06-17
   days on market $109,000 Active 106 DOM
4. 2026-06-16
   days on market $109,000 Active 105 DOM
5. 2026-06-15
   days on market $109,000 Active 104 DOM
6. 2026-06-14
   days on market $109,000 Active 102 DOM
7. 2026-06-13
   days on market $109,000 Active 101 DOM
8. 2026-06-10
   days on market $109,000 Active 99 DOM
9. 2026-06-09
   days on market $109,000 Active 98 DOM
10. 2026-06-08
    days on market $109,000 Active 97 DOM
11. 2026-06-07
    days on market $109,000 Active 96 DOM
12. 2026-06-03
    days on market $109,000 Active 92 DOM
13. 2026-06-02
    days on market $109,000 Active 91 DOM
14. 2026-06-01
    days on market $109,000 Active 90 DOM
15. 2026-05-31
    days on market $109,000 Active 89 DOM
16. 2026-05-30
    days on market $109,000 Active 88 DOM
17. 2026-05-06
    price $109,000
18. 2026-03-03
    listed $125,000 Active
19. 2023-05-01
    soldstatus $125,000 Closed Sale 585-char remark

    Show marketing remark (585 chars)

    Do you enjoy views of the mountains and fresh air? Then this little 1 bedroom bungalow is the place for you. Enjoy off-grid life in this 1 bedrom 1 bath newer manufactured home on top of the mountain. Partial solar, generator and well make you self sustaining so you don't have to worry about pesky PG & E shut - offs and monthly bills. Have lots of toys? Enjoy 3 large outbuildings to turn in to a shop or finish off for extra living! Another flat area that could be used to build a site built home is also on the property. The property below at 256 Yankee Vista is also for sale!

20. 2023-04-28
    soldstatus $75,000
21. 2023-03-28
    historical 585-char remark

    Show marketing remark (585 chars)

    Do you enjoy views of the mountains and fresh air? Then this little 1 bedroom bungalow is the place for you. Enjoy off-grid life in this 1 bedrom 1 bath newer manufactured home on top of the mountain. Partial solar, generator and well make you self sustaining so you don't have to worry about pesky PG & E shut - offs and monthly bills. Have lots of toys? Enjoy 3 large outbuildings to turn in to a shop or finish off for extra living! Another flat area that could be used to build a site built home is also on the property. The property below at 256 Yankee Vista is also for sale!

22. 2023-03-28
    listed $125,000 585-char remark

    Show marketing remark (585 chars)

    Do you enjoy views of the mountains and fresh air? Then this little 1 bedroom bungalow is the place for you. Enjoy off-grid life in this 1 bedrom 1 bath newer manufactured home on top of the mountain. Partial solar, generator and well make you self sustaining so you don't have to worry about pesky PG & E shut - offs and monthly bills. Have lots of toys? Enjoy 3 large outbuildings to turn in to a shop or finish off for extra living! Another flat area that could be used to build a site built home is also on the property. The property below at 256 Yankee Vista is also for sale!

23. 2023-03-13
    historical
24. 2022-12-14
    price $139,000
25. 2022-11-09
    listed $169,000 Active
26. 2022-11-09
    historical
27. 2022-08-09
    listed $174,999 Active
28. 2022-07-31
    historical
29. 2022-05-24
    status Active
30. 2022-05-20
    status Pending Sale
31. 2022-05-16
    price $175,000
32. 2022-04-06
    listed $199,000 Active
33. 2018-03-12
    soldstatus $30,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/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 8/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,954
• − Mortgage interest: −$6,106
• − Property taxes: −$896
• − Insurance: −$545
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,171
• Taxable income: $1,004
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,482/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: Golden Feather Union Elementary
• NCES district ID: 0615480
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,377
• Composite: 16.29/100
• National rank: #14273
• State rank: #1295 of 1400 in CA

Livability — Yankee Hill

• Score: 49/100
• State rank: #1174
• US rank: #25930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yankee Hill, 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

+263.3% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $109,000 CRMLS
• 2026-03-03 Listed $125,000 CRMLS
• 2023-05-01 Sold (MLS) $125,000 CRMLS
• 2023-04-28 Sold (Public Records) $75,000 Public Records
• 2023-03-28 Listed $125,000 CRMLS
• 2023-03-28 Listing Removed — CRMLS
• 2023-03-13 Listing Removed — CRMLS
• 2022-12-14 Price Changed $139,000 CRMLS
• 2022-11-09 Listing Removed — CRMLS
• 2022-11-09 Listed $169,000 CRMLS
• 2022-08-09 Listed $174,999 CRMLS
• 2022-07-31 Listing Removed — CRMLS
• 2022-05-24 Relisted — CRMLS
• 2022-05-20 Pending — CRMLS
• 2022-05-16 Price Changed $175,000 CRMLS
• 2022-04-06 Listed $199,000 CRMLS
• 2018-03-12 Sold (Public Records) $30,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $896 · +1.4% YoY. Source: county tax records.