150 Dack Way · Palermo, CA 95966

$129,000

2 bd · 1.0 ba · 906 sqft · Manufactured public records · 58 Days on market

Built 1985 5.01 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

Key facts

• 5.01 acre lot
• Built 1985
• Listed 57 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Well water
• Home design: Manufactured home; Residential property; Built in 1985; Single-story (main entry)
• Construction: Wood construction
• Exterior features: Front yard; Back yard; Entry gate; Rectangular lot; Partial fencing / fenced areas

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Ceiling fan(s); Room air conditioning
• Interior features: No additional rooms; Main entry
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• 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; 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 $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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $103k; 25% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,489
• Equity at exit: $19,234

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $23,758
• 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: 373
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $305

Break-even live

Break-even rent $1,123

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $378	-5% $341	+0% $305	+5% $268	+10% $231
Rent	-10% $185	-5% $245	+0% $305	+5% $364	+10% $424
Rate	-1.0pp $369	-0.5pp $337	base $305	+0.5pp $271	+1.0pp $237

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: —

Listing history 38 events

1. 2026-06-19
   days on market $129,000 Active 58 DOM
2. 2026-06-18
   days on market $129,000 Active 57 DOM
3. 2026-06-17
   days on market $129,000 Active 56 DOM
4. 2026-06-16
   days on market $129,000 Active 55 DOM
5. 2026-06-15
   days on market $129,000 Active 54 DOM
6. 2026-06-14
   days on market $129,000 Active 52 DOM
7. 2026-06-13
   days on market $129,000 Active 51 DOM
8. 2026-06-10
   days on market $129,000 Active 49 DOM
9. 2026-06-09
   days on market $129,000 Active 48 DOM
10. 2026-06-08
    days on market $129,000 Active 47 DOM
11. 2026-06-07
    days on market $129,000 Active 46 DOM
12. 2026-06-03
    days on market $129,000 Active 42 DOM
13. 2026-06-02
    days on market $129,000 Active 41 DOM
14. 2026-06-01
    days on market $129,000 Active 40 DOM
15. 2026-05-31
    days on market $129,000 Active 39 DOM
16. 2026-05-30
    days on market $129,000 Active 38 DOM
17. 2026-05-19
    status Active
18. 2026-05-09
    status Pending
19. 2026-04-30
    status Active
20. 2026-04-24
    status Pending
21. 2026-04-06
    listed $129,000 Active
22. 2025-10-28
    soldstatus $103,000 Closed Sale 545-char remark

    Show marketing remark (545 chars)

    Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

23. 2025-10-28
    soldstatus $103,000

    Show marketing remark (545 chars)

    Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

24. 2025-10-11
    status Pending Sale 545-char remark

    Show marketing remark (545 chars)

    Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

25. 2025-08-14
    price $140,000 545-char remark

    Show marketing remark (545 chars)

    Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

26. 2025-07-03
    price $149,000 545-char remark

    Show marketing remark (545 chars)

    Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

27. 2025-05-01
    listed $170,000 Active 545-char remark

    Show marketing remark (545 chars)

    Unlock the potential of this 5.01-acre gem in the tranquil foothills of Oroville! This fully fenced property, complete with a 906 sq. ft. 2-bedroom, 2-bath manufactured home, is a rare find for investors or visionaries. Nestled in a remote location, it’s perfect for small livestock, outdoor activities, or crafting your dream retreat. With a bit of know-how and effort, this home and expansive land can truly shine. Don’t miss this incredible opportunity to own a spacious property with endless possibilities at an unbeatable price!

28. 2019-03-29
    soldstatus $139,500
29. 2019-02-02
    historical
30. 2018-11-12
    listed $175,000 Active
31. 2017-10-20
    soldstatus $150,000 Closed Sale
32. 2017-10-20
    soldstatus $139,500
33. 2017-09-29
    status Pending Sale
34. 2017-09-20
    listed $160,000 Active
35. 2016-09-30
    soldstatus $95,000 Closed Sale
36. 2016-09-30
    soldstatus $95,000
37. 2016-08-26
    status Pending Sale
38. 2016-08-04
    listed $95,000 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,100
• − Mortgage interest: −$7,226
• − Property taxes: −$1,882
• − Insurance: −$645
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$3,753
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,246/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 — 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

• Census place: Palermo, CA
• County: Butte County · 175,030 people
• City population: 1,346
• 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

+35.8% since first listed

22 events — show timeline

• 2026-05-19 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-09 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-30 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-24 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-06 Listed $129,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-28 Sold (Public Records) $103,000 Public Records
• 2025-10-28 Sold (MLS) $103,000 CRMLS
• 2025-10-11 Pending — CRMLS
• 2025-08-14 Price Changed $140,000 CRMLS
• 2025-07-03 Price Changed $149,000 CRMLS
• 2025-05-01 Listed $170,000 CRMLS
• 2019-03-29 Sold (Public Records) $139,500 Public Records
• 2019-02-02 Listing Removed — CRMLS
• 2018-11-12 Listed $175,000 CRMLS
• 2017-10-20 Sold (Public Records) $139,500 Public Records
• 2017-10-20 Sold (MLS) $150,000 CRMLS
• 2017-09-29 Pending — CRMLS
• 2017-09-20 Listed $160,000 CRMLS
• 2016-09-30 Sold (Public Records) $95,000 Public Records
• 2016-09-30 Sold (MLS) $95,000 CRMLS
• 2016-08-26 Pending — CRMLS
• 2016-08-04 Listed $95,000 CRMLS

Property tax history

+11.3%/yr

Latest (2025): $1,882 · +1.0% YoY. Source: county tax records.