3550 Ava Way · Chico, CA 95973

$130,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 29 Days on market

Built 1979 Est $122k · 6% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +4.7/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3550 Ava Way, located in the desirable all-ages Rancho Chico Mobile Home Park in Chico! This beautifully renovated double-wide home offers a spacious split floor plan with the private primary suite and full bath on one side of the home, while two additional bedrooms and a second full bathroom are located on the opposite side—perfect for added privacy and functionality. Completely updated from top to bottom, this move-in ready home features a brand-new roof, new windows, stylish new flooring throughout, and a fully remodeled kitchen with stainless steel appliances included. Both bathrooms have been tastefully renovated with modern finishes, including tub/shower combinations

Key facts

• Covered carport
• Indoor laundry nook
• Storage shed

Tags

• PRIVATE PRIMARY SUITE
• FULLY REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• INDOOR LAUNDRY NOOK
• COVERED CARPORT
• STORAGE SHED

Property features AI

Finance

• Other: Located in the Rancho Chico mobile home park
• Financial info: Land lease amount $798 per month (seller-provided)
• HOA & community: Land lease in community (monthly fee); Community offers biking and park amenities; Manager approval required for residency; Pets allowed

Exterior

• Parking: Covered parking; Carport (1 space); 1 uncovered space; Driveway (concrete) with off-street parking — total 2 parking spaces
• Security: Smoke detector
• Utilities: Natural gas connected; Electricity connected; Public/district water; Community septic
• Home design: Single-story (one level); Mobile home remains (model 3403B, approx. 24' x 40'); Turnkey, updated/remodeled condition; Has a view; Entry at main level
• Construction: Composition roof; One shed structure
• Exterior features: In-ground community spa; In-ground community pool; Patio; Shed on property; Wood fencing (partial, fair condition); Level/rectangular lot with backyard and lawn; Paved road access; Park within community

Interior

• Kitchen: Remodeled kitchen open to family room; Granite/stone counters; Gas range; Dishwasher
• Bedrooms: Primary bedroom on the main floor; Walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Remodeled baths with shower and bathtub; Main-floor full bath; Quartz counters in bathrooms
• Heating & cooling: Electric heating; Ductless heating; Electric cooling; Ductless cooling; Wall/window units
• Interior features: High (9+ ft) ceilings; Ceiling fan(s); Open floor plan; Stone/granite counters; Double-pane windows; Smoke detector; No interior steps (accessible); Swing-in doors (accessible)
• Laundry & utility: Laundry inside; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 + 1.7% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.38% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3555 Calle Principal #87	0.03mi	2/2.0	1,344 (-7%)	8mo	$25,000	$19	81
293 Camino Sur St #10	0.11mi	2/2.0	1,344 (-7%)	13mo	$159,900	$119	73
267 Camino Sur St	0.16mi	3/2.0 (+1)	1,334 (-7%)	6mo	$169,000	$127	70
3156 Esplanade #304	0.56mi	2/2.0	1,440 (0%)	5mo	$50,000	$35	70
3156 Esplanade #253	0.57mi	2/2.0	1,440 (0%)	5mo	$16,500	$11	69
3543 Cisco	0.09mi	3/2.0 (+1)	1,296 (-10%)	6mo	$110,000	$85	68
184 Camino Sur #45	0.18mi	3/2.0 (+1)	1,560 (+8%)	6mo	$58,000	$37	68
3548 Calle Principal #84	0.04mi	2/2.0	1,252 (-13%)	11mo	$43,000	$34	67
586 Troy Ln	0.56mi	2/2.0	1,440 (0%)	9mo	$85,000	$59	66
3545 Ebano Way #201	0.15mi	3/2.0 (+1)	1,560 (+8%)	15mo	$200,000	$128	62
3555 Cisco Way	0.09mi	3/2.0 (+1)	1,288 (-11%)	20mo	$125,000	$97	57
567 Troy Ln	0.57mi	2/2.0	1,248 (-13%)	14mo	$179,050	$143	39

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $13,706
• Equity at exit: $19,383

10-year hold

• IRR: 17.8%
• Equity multiple: 2.38×
• Total profit: $50,385
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $583

Break-even live

Break-even rent $1,062

Max offer price $130,000

Occupancy floor 63%

Sensitivity live

Price	-10% $656	-5% $619	+0% $583	+5% $546	+10% $509
Rent	-10% $440	-5% $511	+0% $583	+5% $654	+10% $725
Rate	-1.0pp $648	-0.5pp $616	base $583	+0.5pp $549	+1.0pp $515

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.55mi
3365 Bodero Ln Chico, CA	3.0	2.5	1576	$2,025	$1.28	14d	1	0.55mi
101 Risa Way Chico, CA	1.0–3.0	1.0–2.0	1013	$1,718	$1.69	14d	1	0.60mi
100 Penzance Ave Chico, CA	1.0–2.0	1.0–2.0	890	$1,710	$1.92	14d	26	0.95mi
490 Posada Way Chico, CA	3.0	2.0	1200	$2,000	$1.67	14d	1	0.98mi
194 E Shasta Ave Unit 3B Chico, CA	2.0	1.0	875	$1,900	$2.17	44d	1	0.98mi
4200 Nord Hwy Chico, CA	2.0	2.0	939	$1,675	$1.78	14d	13	1.03mi
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	1.10mi
1 Mayfair Dr Chico, CA	2.0	1.0	900	$1,325	$1.47	44d	1	1.22mi
1080 E Lassen Ave Chico, CA	1.0–2.0	1.0–2.0	802	$1,650	$2.06	14d	10	1.41mi

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 29 DOM
2. 2026-06-18
   days on market $130,000 Active 28 DOM
3. 2026-06-17
   days on market $130,000 Active 27 DOM
4. 2026-06-16
   days on market $130,000 Active 26 DOM
5. 2026-06-15
   days on market $130,000 Active 25 DOM
6. 2026-06-14
   days on market $130,000 Active 23 DOM
7. 2026-06-13
   days on market $130,000 Active 22 DOM
8. 2026-06-10
   days on market $130,000 Active 20 DOM
9. 2026-06-08
   days on market $130,000 Active 18 DOM
10. 2026-06-07
    days on market $130,000 Active 17 DOM
11. 2026-06-05
    days on market $130,000 Active 14 DOM
12. 2026-06-02
    days on market $130,000 Active 12 DOM
13. 2026-06-01
    days on market $130,000 Active 11 DOM
14. 2026-05-31
    days on market $130,000 Active 10 DOM
15. 2026-05-30
    days on market $130,000 Active 9 DOM
16. 2026-05-21
    listed $130,000 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: $442 · $37/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$546/yr (+$46/mo · 123.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $21,596
• − Mortgage interest: −$7,282
• − Property taxes: −$442
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,782
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,746/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

• 2026-05-21 Listed $130,000 CRMLS

Property tax history

+5.2%/yr

Latest (2025): $442 · +6.4% YoY. Source: county tax records.