3548 Bianca · Chico, CA 95973

$99,450

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 30 Days on market

Built 2018 Est $91k · 10% over

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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
• Schools +4.6/10.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newer 3 bedroom 2 bath with Living room and family room. Comes with a large Tuff Shed at the end of carport that gives you the much-needed storage for your Christmas decor and yard maintenance equipment. The home has been totally painted with Sherwin Williams paint in the last week. The carpeting was removed, and we discounted the price to cover your choice. Are you a laminate or carpet person? The house is in great shape and has a fully fenced front yard. This is underpriced for a quick sale.

Key facts

• Large tuff shed
• Community pool
• Built 2018

Tags

• LARGE TUFF SHED
• FULLY FENCED FRONT YARD

Property features AI

Finance

• Other: Living area source: public records; Park name: Meadows; Directions available via Eaton Rd to Hicks into The Meadows
• Financial info: Land lease: $800 per month (park-provided)
• HOA & community: Community pool; Community features include gutters, curbs, and street lighting; Lot is in the Meadows park (land lease)

Exterior

• Parking: Driveway; Attached carport
• Security: Fire and smoke detection system; Resident manager
• Utilities: Public/district water; Public sewer; Electricity on property; Sewer connected; Cable connected; Electricity connected; Water connected
• Home design: Single-story; Entry at street level; Mobile home remains on site; Double body type; Has a view
• Construction: Composition roof; Permanent foundation
• Exterior features: Front and rear porches (wood); Awning; Yard; Siding skirt; Storage building; Shed; Community pool; Wood fence (fair condition)

Interior

• Kitchen: Garbage disposal; Microwave; Built-in range; Gas range; Refrigerator; Dishwasher; Kitchen open to family room; Walk-in pantry; Granite counters; Water heater (central)
• Bedrooms: All bedrooms on ground floor; Main floor primary bedroom; Main floor bedroom
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Bathtub; Walk-in shower; Shower in tub; Shower; Vanity area; Exhaust fan(s); Granite counters
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Unfurnished; Ceiling fan; Recessed lighting; Granite counters; Double pane windows; Fire and smoke detection system; Resident manager
• Laundry & utility: Inside laundry in a dedicated room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.6% in Chico — 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 72/100 on livability (#195 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A-; Watch: employment C-, crime F, cost of living F.
• Chico Unified (urban): math 40% / reading 70% proficiency, ranked #117 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $688 of loan paydown is wiped out by about $3k 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 + 1.7% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $97,958 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.10% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.59%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $90,624
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Camino Sur #45	0.15mi	3/2.0	1,560 (+2%)	6mo	$58,000	$37	85
3545 Ebano Way #201	0.12mi	3/2.0	1,560 (+2%)	15mo	$200,000	$128	80
267 Camino Sur St	0.12mi	3/2.0	1,334 (-13%)	6mo	$169,000	$127	67
3555 Calle Principal #87	0.06mi	2/2.0 (-1)	1,344 (-12%)	8mo	$25,000	$19	65
293 Camino Sur St #10	0.09mi	2/2.0 (-1)	1,344 (-12%)	13mo	$159,900	$119	59
3156 Esplanade #304	0.54mi	2/2.0 (-1)	1,440 (-6%)	5mo	$50,000	$35	56
3156 Esplanade #253	0.56mi	2/2.0 (-1)	1,440 (-6%)	5mo	$16,500	$11	54
586 Troy Ln	0.57mi	2/2.0 (-1)	1,440 (-6%)	9mo	$85,000	$59	50
200 Sycamore Dr	0.41mi	3/2.0	1,755 (+14%)	19mo	$560,000	$319	41

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 · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.38×
• Total profit: $38,489
• Equity at exit: $14,828

10-year hold

• IRR: 39.6%
• Equity multiple: 4.47×
• Total profit: $96,710
• Equity at exit: $8,599

Cash invested: $27,846 (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 95973

• Rents YoY: 1.7%
• Active inventory: 151
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $899

Break-even live

Break-even rent $954

Max offer price $99,450

Occupancy floor 52%

Sensitivity live

Price	-10% $967	-5% $933	+0% $899	+5% $864	+10% $830
Rent	-10% $733	-5% $816	+0% $899	+5% $981	+10% $1,064
Rate	-1.0pp $949	-0.5pp $924	base $899	+0.5pp $873	+1.0pp $847

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: $24,862
• Closing costs: $2,984
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3365 Bodero Ln #1 Chico, CA	3.0	2.5	1576	$1,950	$1.24	44d	4	0.49mi
3365 Bodero Ln Chico, CA	3.0	2.5	1576	$2,025	$1.28	14d	1	0.49mi
101 Risa Way Chico, CA	1.0–3.0	1.0–2.0	1013	$1,970	$1.94	14d	1	0.54mi
490 Posada Way Chico, CA	3.0	2.0	1200	$2,000	$1.67	14d	1	0.97mi
2909 Godman Ave Unit 2909-2 Chico, CA	3.0	2.0	1170	$1,725	$1.47	44d	1	1.06mi
583 Morgan Dr #2 Chico, CA	3.0	2.0	1100	$1,750	$1.59	21d	1	1.09mi
3251 Tinker Creek Way Chico, CA	4.0	3.0	2200	$3,500	$1.59	44d	1	1.21mi

Listing history 16 events

1. 2026-06-19
   days on market $99,450 Active 30 DOM
2. 2026-06-18
   days on market $99,450 Active 29 DOM
3. 2026-06-17
   days on market $99,450 Active 28 DOM
4. 2026-06-16
   days on market $99,450 Active 27 DOM
5. 2026-06-15
   days on market $99,450 Active 26 DOM
6. 2026-06-14
   days on market $99,450 Active 24 DOM
7. 2026-06-13
   days on market $99,450 Active 23 DOM
8. 2026-06-10
   days on market $99,450 Active 21 DOM
9. 2026-06-08
   days on market $99,450 Active 19 DOM
10. 2026-06-07
    days on market $99,450 Active 18 DOM
11. 2026-06-05
    days on market $99,450 Active 15 DOM
12. 2026-06-02
    days on market $99,450 Active 13 DOM
13. 2026-06-01
    days on market $99,450 Active 12 DOM
14. 2026-05-31
    days on market $99,450 Active 11 DOM
15. 2026-05-30
    days on market $99,450 Active 10 DOM
16. 2026-05-20
    listed $99,450 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 35 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,099
• − Mortgage interest: −$5,571
• − Property taxes: −$1,492
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$2,893
• Taxable income: $9,833
• Est. tax owed @ 24.0%: −$2,360
• After-tax cash flow: $8,423/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: Chico Unified
• NCES district ID: 0608370
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 70% ▲ 14.00%
• Median HH income: $46,223
• Composite: 46.45/100
• National rank: #2443
• State rank: #117 of 517 in CA

Livability — Chico

• Score: 72/100
• State rank: #195
• US rank: #6332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chico, CA
• County: Butte County · 175,030 people
• City population: 117,007
• Metro: Chico, CA
• Population (ZIP): 39,031
• Household income: $92,813
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1230.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Italian 4% Russian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Chinese 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: ▼ -182.94%
• Current HPI: 259.9774
• Rent YoY: ▲ 1.70%
• 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

1 event — show timeline

• 2026-05-20 Listed $99,450 CRMLS

Property tax history

+1.3%/yr

Latest (2018): $113 · +0.1% YoY. Source: county tax records.