3289 State Highway 70 Spc 6A · Palermo, CA 95965

$75,000

3 bd · 2.0 ba · 1,065 sqft · Manufactured · 135 Days on market

Built 2019 ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2019 mobile home that's freshly painted and truly move-in ready. This home offers 3 bedrooms and 2 bathrooms that's comfortable, modern feel with relatively updated features throughout. Enjoy being close to the river and surrounded by nature, while still having the convenience of quick access out of town and just minutes from grocery shopping and everyday essentials. The perfect balance of peaceful living and in town convenience. This property is ideal for anyone looking for a low maintenance & ready to go home.

Key facts

• Parking
• Built 2019
• Listed 134 days

Property features AI

Finance

• Other: Rent includes gas, water and sewer (for rentals); Park name: GOLDEN OAKS MOBILE HOME PARK
• Financial info: Land lease in park (monthly) — park-managed fee
• HOA & community: Located in Golden Oaks Mobile Home Park; Park amenities include fishing and hunting; Manager approval required for tenancy; Pets allowed (per park rules)

Exterior

• Parking: One designated parking space; One carport space
• Utilities: Propane available; Septic (type unknown); Shared well water; Sewer connected; Electricity connected; Cable available
• Home design: Single-story mobile home (Double wide model FAIRPOINT); Mobile home remains on site; Entry at main level
• Construction: Mobile home dimensions approximately 11' x 46'; Total of one story
• Exterior features: No pool

Interior

• Kitchen: Kitchen island; Laminate countertops; 220V outlet in kitchen
• Bedrooms: All bedrooms located on the ground floor
• Flooring: Vinyl flooring; Concrete flooring
• Bathrooms: Two full bathrooms; Bathrooms feature shower-in-tub
• Heating & cooling: Central furnace heating (propane); Whole house fan; Evaporative cooling
• Interior features: All bedrooms on one level; Entry at main level
• Laundry & utility: Laundry in a dedicated room; Washer included; Washer hookup; Gas and electric dryer hookup; 220V outlet in laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $833 ($10k/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: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 3.8% in Palermo — 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 48/100 on livability (#1,219 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools F, crime F, amenities F.
• Palermo Union Elementary (town): math 20% / reading 33% proficiency, ranked #1,149 of 1,400 in CA (top 82%) — 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).
• This rent runs 38% of the median local income ($53k/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 $519 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 + 1.9% 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 135 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 2.25% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.62%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $239,625
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3289 State Highway 70 Unit 16B	0.04mi	3/2.0	960 (-10%)	22mo	$79,500	$83	63
12 Grover Ln	0.27mi	3/2.0	1,222 (+15%)	12mo	$275,000	$225	53

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: 43.8%
• Equity multiple: 2.86×
• Total profit: $39,058
• Equity at exit: $11,183

10-year hold

• IRR: 49.3%
• Equity multiple: 5.52×
• Total profit: $94,873
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $833

Break-even live

Break-even rent $630

Max offer price $75,000

Occupancy floor 46%

Sensitivity live

Price	-10% $876	-5% $855	+0% $833	+5% $812	+10% $791
Rent	-10% $700	-5% $767	+0% $833	+5% $900	+10% $966
Rate	-1.0pp $871	-0.5pp $852	base $833	+0.5pp $814	+1.0pp $794

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 135 DOM
2. 2026-06-18
   days on market $75,000 Active 134 DOM
3. 2026-06-17
   days on market $75,000 Active 133 DOM
4. 2026-06-16
   days on market $75,000 Active 132 DOM
5. 2026-06-15
   days on market $75,000 Active 131 DOM
6. 2026-06-14
   days on market $75,000 Active 129 DOM
7. 2026-06-13
   days on market $75,000 Active 128 DOM
8. 2026-06-10
   days on market $75,000 Active 126 DOM
9. 2026-06-09
   days on market $75,000 Active 125 DOM
10. 2026-06-08
    days on market $75,000 Active 124 DOM
11. 2026-06-07
    days on market $75,000 Active 123 DOM
12. 2026-06-05
    days on market $75,000 Active 120 DOM
13. 2026-06-02
    days on market $75,000 Active 118 DOM
14. 2026-06-01
    days on market $75,000 Active 117 DOM
15. 2026-05-31
    days on market $75,000 Active 116 DOM
16. 2026-05-30
    days on market $75,000 Active 115 DOM
17. 2026-05-01
    price $75,000
18. 2026-03-10
    price $85,500
19. 2026-02-04
    listed $90,000 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: $877 · $73/mo
• Projected year-2 tax: $877 · $73/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 6 d/yr ≥104°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,217
• − Mortgage interest: −$4,201
• − Property taxes: −$877
• − Insurance: −$375
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$2,182
• Taxable income: $9,348
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $7,757/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: Palermo Union Elementary
• NCES district ID: 0629540
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $39,628
• Composite: 25.26/100
• National rank: #12903
• State rank: #1149 of 1400 in CA

Livability — Palermo

• Score: 48/100
• State rank: #1219
• US rank: #26161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butte County · 175,030 people
• City population: 1,346
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $75,000 CRMLS
• 2026-03-10 Price Changed $85,500 CRMLS
• 2026-02-04 Listed $90,000 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $877 · +1.6% YoY. Source: county tax records.