390 Stoneridge · Oroville East, CA 95966

$127,000

2 bd · 2.0 ba · 1,550 sqft · Manufactured · 39 Days on market

Built 2003 ↓ 9% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

Key facts

• Soaking tub
• Driveway access
• Separate carport

Tags

• VERSATILE BONUS ROOM
• SOAKING TUB
• CORNER LOT
• DRIVEWAY ACCESS
• SEPARATE CARPORT
• DETACHED GARAGE

Property features AI

Finance

• Other: Assessments: Unknown
• Financial info: Land lease of $850 monthly (park provided) — land lease applies; Rent includes trash, pool, water, and sewer
• HOA & community: Senior community; Park name: The Oaks Senior Community; Community amenities include watersports, boating/lake access, fishing, hiking, biking, horse trails, mountainous/foothill setting; Manager approval required for residency; Pets allowed — contact manager

Exterior

• Parking: Covered parking and carport; Detached/single-door garage; Concrete driveway; One parking/garage space
• Security: Gated community with automatic gate; Card/code access; Resident manager on site; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Propane available; Standard electric; Public/district water connected; Public sewer / sewer connected; Telephone in street; Cable available
• Home design: Manufactured/mobile home (Model ABP W62); Double body type; Turnkey condition; Single-story; Mobile width 25, length 60; Mobile home remains on property; Property faces front entry; Has view
• Construction: Wood construction; Composition/shingle roof; Pillar/post/pier foundation; Year built per public records
• Exterior features: Front and rear porches; In-ground community pool (filtered, passively heated); Has patio; Sprinkler drip system; Up slope from street; No fencing noted

Interior

• Kitchen: Built-in range; Propane oven; Dishwasher; Garbage disposal; Refrigerator; Water line to refrigerator; Vented exhaust fan; Water heater unit; Kitchen open to family room; Formica counters
• Bedrooms: Primary suite on main floor; All bedrooms on ground level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with double sinks; Soaking tub and bathtub with shower; Exhaust fans
• Heating & cooling: Central gas cooling; Propane heating with forced air / central furnace
• Interior features: Ceiling fan; Open floor plan; Formica counters; Panel doors; One-level home; Front entry
• Laundry & utility: Inside laundry room; Individual laundry room; Washer included; Dryer included; Washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.4% in Oroville East — 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 51/100 on livability (#1,082 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, crime F, amenities 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; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 30% 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 $878 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $123,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 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?
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: 1.30% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $54,250
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Oak Grv	0.02mi	2/2.0	1,440 (-7%)	6mo	$30,000	$21	83
216 Rim Canyon Pkwy	0.15mi	2/2.0	1,488 (-4%)	8mo	$52,000	$35	79
140 Oak Grove Pkwy #140	0.06mi	3/2.0 (+1)	1,536 (-1%)	18mo	$39,000	$25	76
140 Oak Grove Pkwy	0.07mi	3/2.0 (+1)	1,536 (-1%)	18mo	$39,000	$25	76
429 Summerwood Pkwy	0.09mi	3/2.0 (+1)	1,581 (+2%)	16mo	$125,000	$79	74
401 Stoneridge	0.18mi	3/2.0 (+1)	1,568 (+1%)	15mo	$99,500	$63	72
108 Oak grove Pkwy #108	0.19mi	2/2.0	1,440 (-7%)	18mo	$32,900	$23	65
248 Rim Canyon Pkwy	0.22mi	2/2.0	1,440 (-7%)	19mo	$45,000	$31	62
398 Stoneridge	0.03mi	3/2.0 (+1)	1,716 (+11%)	20mo	$128	—	59
431 Summerwood	0.10mi	3/2.0 (+1)	1,378 (-11%)	21mo	$126,500	$92	54
200 Creekside	0.12mi	3/2.0 (+1)	1,352 (-13%)	21mo	$90,000	$67	51

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $10,210
• Equity at exit: $18,936

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $48,516
• Equity at exit: $10,981

Cash invested: $35,560 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $484

Break-even live

Break-even rent $1,044

Max offer price $127,000

Occupancy floor 66%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $127,000 Active 39 DOM
2. 2026-06-18
   days on market $127,000 Active 38 DOM
3. 2026-06-17
   days on market $127,000 Active 37 DOM
4. 2026-06-16
   days on market $127,000 Active 36 DOM
5. 2026-06-15
   days on market $127,000 Active 35 DOM
6. 2026-06-14
   days on market $127,000 Active 33 DOM
7. 2026-06-13
   days on market $127,000 Active 32 DOM
8. 2026-06-10
   days on market $127,000 Active 30 DOM
9. 2026-06-09
   days on market $127,000 Active 29 DOM
10. 2026-06-08
    days on market $127,000 Active 28 DOM
11. 2026-06-07
    days on market $127,000 Active 27 DOM
12. 2026-06-03
    days on market $127,000 Active 23 DOM
13. 2026-06-02
    days on market $127,000 Active 22 DOM
14. 2026-06-01
    days on market $127,000 Active 21 DOM
15. 2026-05-31
    days on market $127,000 Active 20 DOM
16. 2026-05-30
    days on market $127,000 Active 19 DOM
17. 2026-05-11
    listed $127,000 Active
18. 2023-05-01
    soldstatus $116,000 Closed Sale 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

19. 2023-04-07
    status Pending Sale 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

20. 2023-03-28
    status Active 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

21. 2023-03-23
    historical Active Under Contract 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

22. 2023-02-23
    status Pending Sale 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

23. 2023-01-23
    price $115,750 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

24. 2022-10-17
    price $129,000 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

25. 2022-10-03
    price $145,000 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

26. 2022-09-09
    listed $180,000 Active 1323-char remark

    Show marketing remark (1323 chars)

    GORGEOUS custom built manufactured home in the desirable Oaks Senior Community. CLEAN, CLEAN, CLEAN with brand new LVT flooring throughout. This lovely home boasts 2 bedrooms, 2 full baths and a den. Desirable corner lot that sits above street level and offers nice views of surrounding neighborhood. This beauty is full of spectacular windows on every side, making it light, bright and airy. Amenities include a one car garage AND an additional carport. Carport has direct access to the laundry room and kitchen. Kitchen is a cooks dream with brand new appliances and a layout that makes entertainment a breeze. Large primary suite with a grand bathroom offering dual vanities, separate shower and an AMAZING soaker tub. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

27. 2019-05-24
    soldstatus $135,000 Closed Sale 1214-char remark

    Show marketing remark (1214 chars)

    IMMACULATE custom built manufactured home in the desirable Oaks Senior Community. This lovely home boasts 2 bedrooms, 2 full baths and a den. Nestled well above street level the owner had additional windows installed to take advantage of the amazing VIEWS of the foothills. One car garage AND a carport offer additional parking and easy access to the spacious laundry and well appointed kitchen. Jet tub in the master bath will be a decadent treat for aching bones and muscles. This home has had only one owner and has been very well maintained. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. Owner is willing to sell furnishings as well outside of escrow. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

28. 2019-04-10
    status Pending Sale 1214-char remark

    Show marketing remark (1214 chars)

    IMMACULATE custom built manufactured home in the desirable Oaks Senior Community. This lovely home boasts 2 bedrooms, 2 full baths and a den. Nestled well above street level the owner had additional windows installed to take advantage of the amazing VIEWS of the foothills. One car garage AND a carport offer additional parking and easy access to the spacious laundry and well appointed kitchen. Jet tub in the master bath will be a decadent treat for aching bones and muscles. This home has had only one owner and has been very well maintained. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. Owner is willing to sell furnishings as well outside of escrow. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

29. 2019-03-22
    listed $139,950 Active 1214-char remark

    Show marketing remark (1214 chars)

    IMMACULATE custom built manufactured home in the desirable Oaks Senior Community. This lovely home boasts 2 bedrooms, 2 full baths and a den. Nestled well above street level the owner had additional windows installed to take advantage of the amazing VIEWS of the foothills. One car garage AND a carport offer additional parking and easy access to the spacious laundry and well appointed kitchen. Jet tub in the master bath will be a decadent treat for aching bones and muscles. This home has had only one owner and has been very well maintained. High grade materials were used in the construction and it shows! Beautifully landscaped with easy care, drought tolerant plants. Owner is willing to sell furnishings as well outside of escrow. The Oaks Senior community is located in the foothills above Oroville and literally minutes to the main boat launch at Lake Oroville. Gas station and market are just behind the park for convenience. Enjoy all of the activities the lake and surrounding area has to offer including boating, fishing, hiking, biking and more! Conveniently close to town for doctors, shopping and access to highway 70. This one is TURNKEY and ready to move in. Call today for a private showing!

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 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: $19,878
• − Mortgage interest: −$7,114
• − Property taxes: −$1,274
• − Insurance: −$635
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$3,695
• Taxable income: $3,980
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,847/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 East

• Score: 51/100
• State rank: #1082
• US rank: #25347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oroville East, CA
• County: Butte County · 175,030 people
• 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

-9.3% since first listed

13 events — show timeline

• 2026-05-11 Listed $127,000 CRMLS
• 2023-05-01 Sold (MLS) $116,000 CRMLS
• 2023-04-07 Pending — CRMLS
• 2023-03-28 Relisted — CRMLS
• 2023-03-23 Contingent — CRMLS
• 2023-02-23 Pending — CRMLS
• 2023-01-23 Price Changed $115,750 CRMLS
• 2022-10-17 Price Changed $129,000 CRMLS
• 2022-10-03 Price Changed $145,000 CRMLS
• 2022-09-09 Listed $180,000 CRMLS
• 2019-05-24 Sold (MLS) $135,000 CRMLS
• 2019-04-10 Pending — CRMLS
• 2019-03-22 Listed $139,950 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $1,274 · +1.0% YoY. Source: county tax records.