362 Buckboard Pkwy · Oroville East, CA 95966

$69,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 237 Days on market

Built 1980

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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
• 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

This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

Key facts

• Remodeled
• Large led mirror
• Replaced subfloors

Tags

• REMODELED
• REPLACED SUBFLOORS
• WOOD STYLE VINYL FLOORS
• NEW KITCHEN CUPBOARDS
• LAMINATED WOOD COUNTERS
• LARGE LED MIRROR

Property features AI

Finance

• Other: Pets allowed: contact manager
• Financial info: Land lease applies ($750 monthly) and includes trash, water, and sewer
• HOA & community: Senior community; Manager approval required; Park name: Oaks Senior Commity; Community features include hiking, fishing, foothills, and lake

Exterior

• Parking: Attached carport; Parking available in park
• Utilities: Public/district water; Public sewer; Sewer connected; Electricity connected; Cable available; Water connected
• Home design: Mobile home (24' x 44') remains on site; Double body type; Total of 1 story; Has a view
• Construction: Composition roof; No foundation details reported
• Exterior features: Satellite dish; Community pool; One shed on the property; No fencing

Interior

• Kitchen: Remodeled kitchen; Propane range; Free-standing range; Dishwasher
• Bedrooms: All bedrooms on ground level
• Bathrooms: 1 full bath; 1 quarter bath
• Heating & cooling: Forced air heating with central furnace; Central cooling
• Interior features: One-level home; Double-pane windows; Living room; Entry on main level
• Laundry & utility: Laundry inside in a dedicated room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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; 2 comparable units currently listed for rent nearby; 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 $477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $23k; list at $69k implies a 200% gain — meaningful room to come down on a strong offer.

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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.34% ✓
• Cap rate: 21.40%
• Cash-on-cash: 53.95%
• DSCR: 3.40
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $43,296
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Carriage Pkwy	0.03mi	2/2.0	1,056 (0%)	13mo	$35,000	$33	88
161 Oak Dr	0.22mi	2/2.0	1,056 (0%)	3mo	$20,000	$19	87
381 Stagecoach	0.04mi	2/2.0	1,056 (0%)	14mo	$25,000	$24	87
408 Tanglewood	0.14mi	2/2.0	1,101 (+4%)	4mo	$120,000	$109	83
404 Tanglewood	0.13mi	2/2.0	1,023 (-3%)	16mo	$70,000	$68	75
285 Silver Hawk Pkwy	0.10mi	2/2.0	1,040 (-2%)	21mo	$55,000	$53	75
446 Summerwood Pkwy	0.25mi	2/2.0	960 (-9%)	2mo	$77,000	$80	72
112 Oak Grove Pkwy	0.32mi	2/2.0	1,152 (+9%)	0mo	$46,500	$40	70
218 Rim Cyn #218	0.19mi	2/2.0	1,152 (+9%)	12mo	$47,000	$41	66
218 Rim Canyon Pkwy	0.19mi	2/2.0	1,152 (+9%)	12mo	$47,000	$41	66

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: 52.1%
• Equity multiple: 3.28×
• Total profit: $44,119
• Equity at exit: $10,288

10-year hold

• IRR: 57.4%
• Equity multiple: 6.67×
• Total profit: $109,571
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$15 /mo · $177/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $869

Break-even live

Break-even rent $513

Max offer price $69,000

Occupancy floor 41%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5560 Old Olive Hwy Oroville, CA	3.0	1.0	950	$1,600	$1.68	13d	1	0.65mi
5580 Old Olive Hwy Oroville, CA	3.0	1.0	1000	$1,500	$1.50	13d	1	0.72mi

Listing history 35 events

1. 2026-06-19
   days on market $69,000 Active 237 DOM
2. 2026-06-18
   days on market $69,000 Active 236 DOM
3. 2026-06-17
   days on market $69,000 Active 235 DOM
4. 2026-06-16
   days on market $69,000 Active 234 DOM
5. 2026-06-15
   days on market $69,000 Active 233 DOM
6. 2026-06-14
   days on market $69,000 Active 231 DOM
7. 2026-06-13
   days on market $69,000 Active 230 DOM
8. 2026-06-10
   days on market $69,000 Active 228 DOM
9. 2026-06-09
   days on market $69,000 Active 227 DOM
10. 2026-06-09
    remarks 669-char remark
11. 2026-06-09
    price $69,000 Active 226 DOM
12. 2026-06-08
    days on market $74,000 Active 226 DOM
13. 2026-06-07
    days on market $74,000 Active 225 DOM
14. 2026-06-03
    days on market $74,000 Active 221 DOM
15. 2026-06-02
    days on market $74,000 Active 220 DOM
16. 2026-06-01
    days on market $74,000 Active 219 DOM
17. 2026-05-31
    days on market $74,000 Active 218 DOM
18. 2026-05-30
    days on market $74,000 Active 217 DOM
19. 2026-04-28
    price $74,000
20. 2025-12-08
    price $79,000
21. 2025-10-25
    listed $69,000 Active
22. 2023-03-14
    soldstatus $23,000 Closed Sale 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

23. 2023-03-11
    status Pending Sale 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

24. 2023-02-23
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

25. 2023-02-21
    status Active 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

26. 2023-02-17
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

27. 2023-01-31
    price $22,000 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

28. 2023-01-14
    price $24,500 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

29. 2022-12-30
    price $29,500 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

30. 2022-11-28
    price $30,000 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

31. 2022-11-23
    status Active 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

32. 2022-11-09
    status Pending Sale 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

33. 2022-10-24
    price $33,000 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

34. 2022-09-26
    price $39,000 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

35. 2022-09-12
    listed $42,000 Active 385-char remark

    Show marketing remark (385 chars)

    This cute 2-bedroom 1.5-bath mobile home is your door to open and is waiting for you to put your own special touch to it! This property is located in the Oaks Senior Community and is just a few houses down from one of the swimming pools which is one of many amenities this park has to offer. The Oaks is a 55+ community that is fully gated! Come take a look with your favorite Realtor!

ⓘ 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: $177 · $15/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$347/yr (+$29/mo · 195.9%)

ⓘ 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: $19,351
• − Mortgage interest: −$3,865
• − Property taxes: −$177
• − Insurance: −$345
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$2,007
• Taxable income: $9,860
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,056/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
• 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

+76.2% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $74,000 CRMLS
• 2025-12-08 Price Changed $79,000 CRMLS
• 2025-10-25 Listed $69,000 CRMLS
• 2023-03-14 Sold (MLS) $23,000 CRMLS
• 2023-03-11 Pending — CRMLS
• 2023-02-23 Contingent — CRMLS
• 2023-02-21 Relisted — CRMLS
• 2023-02-17 Contingent — CRMLS
• 2023-01-31 Price Changed $22,000 CRMLS
• 2023-01-14 Price Changed $24,500 CRMLS
• 2022-12-30 Price Changed $29,500 CRMLS
• 2022-11-28 Price Changed $30,000 CRMLS
• 2022-11-23 Relisted — CRMLS
• 2022-11-09 Pending — CRMLS
• 2022-10-24 Price Changed $33,000 CRMLS
• 2022-09-26 Price Changed $39,000 CRMLS
• 2022-09-12 Listed $42,000 CRMLS

Property tax history

-0.7%/yr

Latest (2025): $177 · +1.9% YoY. Source: county tax records.