122 Sycamore Pkwy · Oroville, CA 95966

$85,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 31 Days on market

Built 2002 Est $60k · 42% over ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover the hidden gem you've been searching for in the heart of Oroville, CA, where charm meets opportunity in this delightful 1-bedroom, 1,270 sq ft residential retreat. Imagine starting your day with a refreshing dip in your very own private pool, the sun glinting off the water as you soak in the serene ambiance of your personal oasis. This unique property offers an expansive layout, providing ample space to create the cozy haven of your dreams, whether you're unwinding after a long day or hosting intimate gatherings with friends. The generous square footage ensures versatility, allowing you to craft a living space that perfectly suits your lifestyle, from a quiet reading nook to a vibr

Key facts

• 2 parking spots
• Community pool
• Built 2002

Property features AI

Finance

• Other: Living area source: public records; Parcel number on file
• Financial info: Monthly land lease of $800 (seller-provided amount); Land lease applies
• HOA & community: Senior community; Community features include dog park and street lighting; Rent includes association dues and pool

Exterior

• Parking: Carport with 2 parking spaces; Located in Olive Hill mobile home park
• Utilities: Public sewer; District/public water
• Home design: Mobile home remaining on site; Single-story (1 total story); Mobile home dimensions approximately 24' x 52'
• Construction: Year built reported by seller
• Exterior features: Community in-ground pool; Landscaped lot; One storage shed

Interior

• Bedrooms: Entry on level 1
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Front porch
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: 373 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $588 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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: 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 2.03% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.99%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $59,904
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Sycamore	0.10mi	2/2.0	1,200 (-4%)	2mo	$57,000	$48	87
130 Sycamore	0.07mi	2/2.0	1,148 (-8%)	0mo	$26,000	$23	83
175 Cedar Pkwy	0.18mi	2/2.0	1,200 (-4%)	3mo	$22,000	$18	82
127 Sycamore	0.04mi	2/2.0	1,152 (-8%)	7mo	$25,000	$22	80
209 Elm Pkwy	0.22mi	2/2.0	1,223 (-2%)	13mo	$60,000	$49	76
119 Sycamore Pkwy	0.05mi	2/2.0	1,152 (-8%)	11mo	$57,000	$49	76
227 Ash Pkwy	0.18mi	2/2.0	1,140 (-9%)	8mo	$16,900	$15	70
159 Willow Pkwy	0.14mi	2/2.0	1,344 (+8%)	14mo	$15,000	$11	69
198 Cedar Pkwy #198	0.16mi	2/2.0	1,152 (-8%)	14mo	$75,000	$65	68
138 Sycamore	0.14mi	2/2.0	1,140 (-9%)	16mo	$60,000	$53	66
1956 B St	0.57mi	3/2.0 (+1)	1,296 (+4%)	19mo	$180,000	$139	46

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $38,010
• Equity at exit: $12,674

10-year hold

• IRR: 44.1%
• Equity multiple: 5.19×
• Total profit: $99,792
• Equity at exit: $7,349

Cash invested: $23,800 (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: 373
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$446
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $813

Break-even live

Break-even rent $700

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $861	-5% $837	+0% $813	+5% $789	+10% $765
Rent	-10% $676	-5% $745	+0% $813	+5% $881	+10% $950
Rate	-1.0pp $856	-0.5pp $835	base $813	+0.5pp $791	+1.0pp $769

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.48mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	14d	1	0.57mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	14d	1	0.57mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	14d	1	0.58mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	14d	1	0.66mi
4325 Lower Wyandotte Rd Oroville, CA	3.0	2.0	1152	$2,000	$1.74	14d	1	0.80mi
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	14d	1	1.38mi
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	14d	1	1.43mi
1150 Pine St Unit 02 Oroville, CA	2.0	1.0	800	$1,095	$1.37	22d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $85,000 Active 31 DOM
2. 2026-06-18
   days on market $85,000 Active 30 DOM
3. 2026-06-17
   days on market $85,000 Active 29 DOM
4. 2026-06-16
   days on market $85,000 Active 28 DOM
5. 2026-06-15
   days on market $85,000 Active 27 DOM
6. 2026-06-14
   days on market $85,000 Active 25 DOM
7. 2026-06-13
   days on market $85,000 Active 24 DOM
8. 2026-06-10
   days on market $85,000 Active 22 DOM
9. 2026-06-09
   days on market $85,000 Active 21 DOM
10. 2026-06-08
    days on market $85,000 Active 20 DOM
11. 2026-06-07
    days on market $85,000 Active 19 DOM
12. 2026-06-03
    days on market $85,000 Active 15 DOM
13. 2026-06-02
    days on market $85,000 Active 14 DOM
14. 2026-06-01
    days on market $85,000 Active 13 DOM
15. 2026-05-31
    days on market $85,000 Active 12 DOM
16. 2026-05-30
    days on market $85,000 Active 11 DOM
17. 2026-05-19
    listed $85,000 Active
18. 2021-12-03
    historical
19. 2021-10-31
    price $99,900
20. 2021-05-06
    listed $104,900 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: $858 · $72/mo
• Projected year-2 tax: $858 · $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 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: $20,744
• − Mortgage interest: −$4,761
• − Property taxes: −$858
• − Insurance: −$425
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$2,473
• Taxable income: $8,908
• Est. tax owed @ 24.0%: −$2,138
• After-tax cash flow: $7,618/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

-19.0% since first listed

4 events — show timeline

• 2026-05-19 Listed $85,000 CRMLS
• 2021-12-03 Listing Removed — CRMLS
• 2021-10-31 Price Changed $99,900 CRMLS
• 2021-05-06 Listed $104,900 CRMLS

Property tax history

+2.8%/yr

Latest (2025): $858 · -0.6% YoY. Source: county tax records.