419 Summerwood Pkwy · Oroville East, CA 95966

$129,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 409 Days on market

Built 2000

---

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 +9.3/10.0
• 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

Beautiful and well maintained 3 bed. , 2 bath manufactured home at the Oaks Senior Mobile Home Park. This lovely manufactured home is located on Summerwood Parkway with large windows in the kitchen and living room with nice views of the east foothills. Vaulted ceilings throughout with nice closet space, including two closets in the master bedroom. This manufactured home also features an attached two-car garage with entry from the indoor laundry room.

Key facts

• Large windows
• Recent updates
• Vaulted ceilings

Tags

• PRIME LOCATION
• RECENT UPDATES
• ROOF REPLACED
• HVAC SYSTEM UPDATED
• VAULTED CEILINGS
• LARGE WINDOWS

Property features AI

Finance

• Other: Living area source: Assessor's data; Access via county road; paved road frontage
• Financial info: Land lease of $826 per month (park-provided); rent includes trash and water
• HOA & community: Located in Oaks Senior Community (senior community); Association amenities: pool, clubhouse, common RV parking; Association fees charged monthly; Park name: The Oaks Senior Community; Community features nearby: watersports, hiking, fishing, lake; Manager approval required; Pets allowed with size limits

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway (concrete)
• Security: Gated community
• Utilities: Public sewer; District/public water
• Home design: Mobile home (Model: Independence); Mobile dimensions approximately 28 ft wide by 56 ft long; One story; Side entry; Turnkey condition; Has a view; Up slope from street
• Construction: Mobile home remains on site; Year built source: Assessor
• Exterior features: Awning; Association pool

Interior

• Kitchen: Refrigerator; Electric range; Formica counters
• Bedrooms: Single-story home (entry level 1)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One 3/4 bathroom; Shower in tub; Separate shower; Exhaust fan(s)
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Ceiling fan; Cathedral/vaulted ceilings; Double-pane windows with blinds; Living room
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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).
• This rent runs 34% 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 $892 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $17k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 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: 1.43% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.39%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $47,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Summerwood	0.04mi	3/2.0	1,378 (+2%)	21mo	$126,500	$92	76
145 Oak Grv	0.08mi	2/2.0 (-1)	1,440 (+7%)	6mo	$30,000	$21	75
200 Creekside	0.15mi	3/2.0	1,352 (+1%)	21mo	$90,000	$67	75
112 Oak Grove Pkwy	0.10mi	2/2.0 (-1)	1,152 (-14%)	0mo	$46,500	$40	66
108 Oak grove Pkwy #108	0.13mi	2/2.0 (-1)	1,440 (+7%)	18mo	$32,900	$23	63
216 Rim Canyon Pkwy	0.22mi	2/2.0 (-1)	1,488 (+11%)	8mo	$52,000	$35	60
140 Oak Grove Pkwy #140	0.07mi	3/2.0	1,536 (+14%)	18mo	$39,000	$25	58
315 Ridgecrest	0.14mi	2/2.0 (-1)	1,250 (-7%)	22mo	$35,000	$28	58
140 Oak Grove Pkwy	0.11mi	3/2.0	1,536 (+14%)	18mo	$39,000	$25	56
248 Rim Canyon Pkwy	0.29mi	2/2.0 (-1)	1,440 (+7%)	19mo	$45,000	$31	54
218 Rim Cyn #218	0.22mi	2/2.0 (-1)	1,152 (-14%)	12mo	$47,000	$41	51
218 Rim Canyon Pkwy	0.22mi	2/2.0 (-1)	1,152 (-14%)	12mo	$47,000	$41	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: 13.9%
• Equity multiple: 1.56×
• Total profit: $20,082
• Equity at exit: $19,234

10-year hold

• IRR: 22.7%
• Equity multiple: 2.94×
• Total profit: $70,210
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $644

Break-even live

Break-even rent $1,032

Max offer price $129,000

Occupancy floor 60%

Sensitivity live

Price	-10% $717	-5% $680	+0% $644	+5% $607	+10% $571
Rent	-10% $498	-5% $571	+0% $644	+5% $717	+10% $790
Rate	-1.0pp $709	-0.5pp $677	base $644	+0.5pp $610	+1.0pp $576

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: $32,250
• Closing costs: $3,870
• 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	14d	1	0.74mi
5580 Old Olive Hwy Oroville, CA	3.0	1.0	1000	$1,500	$1.50	14d	1	0.82mi

Listing history 29 events

1. 2026-06-19
   days on market $129,000 Active 409 DOM
2. 2026-06-18
   days on market $129,000 Active 408 DOM
3. 2026-06-17
   days on market $129,000 Active 407 DOM
4. 2026-06-16
   days on market $129,000 Active 406 DOM
5. 2026-06-15
   days on market $129,000 Active 405 DOM
6. 2026-06-14
   days on market $129,000 Active 403 DOM
7. 2026-06-13
   days on market $129,000 Active 402 DOM
8. 2026-06-10
   days on market $129,000 Active 400 DOM
9. 2026-06-09
   days on market $129,000 Active 399 DOM
10. 2026-06-08
    days on market $129,000 Active 398 DOM
11. 2026-06-07
    days on market $129,000 Active 397 DOM
12. 2026-06-03
    days on market $129,000 Active 393 DOM
13. 2026-06-02
    days on market $129,000 Active 392 DOM
14. 2026-06-01
    days on market $129,000 Active 391 DOM
15. 2026-05-31
    days on market $129,000 Active 390 DOM
16. 2026-05-30
    days on market $129,000 Active 389 DOM
17. 2026-05-22
    status Active
18. 2026-05-12
    historical Active Under Contract
19. 2026-03-04
    price $129,000
20. 2026-01-24
    status Active
21. 2025-12-22
    historical Active Under Contract
22. 2025-12-10
    price $135,000
23. 2025-12-10
    status Active
24. 2025-10-19
    historical Active Under Contract
25. 2025-06-28
    price $139,900
26. 2025-05-06
    listed $145,900 Active
27. 2019-02-22
    soldstatus $93,000 Closed Sale 454-char remark

    Show marketing remark (454 chars)

    Beautiful and well maintained 3 bed. , 2 bath manufactured home at the Oaks Senior Mobile Home Park. This lovely manufactured home is located on Summerwood Parkway with large windows in the kitchen and living room with nice views of the east foothills. Vaulted ceilings throughout with nice closet space, including two closets in the master bedroom. This manufactured home also features an attached two-car garage with entry from the indoor laundry room.

28. 2019-02-21
    status Pending Sale 454-char remark

    Show marketing remark (454 chars)

    Beautiful and well maintained 3 bed. , 2 bath manufactured home at the Oaks Senior Mobile Home Park. This lovely manufactured home is located on Summerwood Parkway with large windows in the kitchen and living room with nice views of the east foothills. Vaulted ceilings throughout with nice closet space, including two closets in the master bedroom. This manufactured home also features an attached two-car garage with entry from the indoor laundry room.

29. 2019-02-18
    listed $93,000 Active 454-char remark

    Show marketing remark (454 chars)

    Beautiful and well maintained 3 bed. , 2 bath manufactured home at the Oaks Senior Mobile Home Park. This lovely manufactured home is located on Summerwood Parkway with large windows in the kitchen and living room with nice views of the east foothills. Vaulted ceilings throughout with nice closet space, including two closets in the master bedroom. This manufactured home also features an attached two-car garage with entry from the indoor laundry room.

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/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: $22,160
• − Mortgage interest: −$7,226
• − Property taxes: −$1,018
• − Insurance: −$645
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$3,753
• Taxable income: $5,973
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $6,292/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

+38.7% since first listed

13 events — show timeline

• 2026-05-22 Relisted — CRMLS
• 2026-05-12 Contingent — CRMLS
• 2026-03-04 Price Changed $129,000 CRMLS
• 2026-01-24 Relisted — CRMLS
• 2025-12-22 Contingent — CRMLS
• 2025-12-10 Price Changed $135,000 CRMLS
• 2025-12-10 Relisted — CRMLS
• 2025-10-19 Contingent — CRMLS
• 2025-06-28 Price Changed $139,900 CRMLS
• 2025-05-06 Listed $145,900 CRMLS
• 2019-02-22 Sold (MLS) $93,000 CRMLS
• 2019-02-21 Pending — CRMLS
• 2019-02-18 Listed $93,000 CRMLS

Property tax history

+2.5%/yr

Latest (2020): $1,018 · +20.3% YoY. Source: county tax records.