Listed by Julie Rolls, Rolls Real Estate, (530) 520-8545 . Bought with Re/Max of Chico
5446 Headwaters Rd
Forest Ranch, CA 95942
2 Beds
2.5 Baths
1,308 sqft (on 1.27 acres)
$180,000
Last Sold: Jul 7, 2026
2% below list $183K
$138/sqft
Est. Refi. Payment $987/mo*
$180,000
Last Sold: Jul 7, 2026
2% below list $183K
$138/sqft
Est. Refi. Payment $987/mo*
2 Beds
2.5 Baths
1,308 sqft
(on 1.27 acres)
Local Information
- Map ViewExplore the area around 5446 Headwaters Rd.
- Schools1 Elementary School1 Middle School1 High School
- Shop & Eat
-- mins to
Description
PRICE IMPROVED!! CHARMING HUD home on over an acre, which offers a peaceful retreat in Forest Ranch. Located on 1.27 acres, this 1,308 sq ft manufactured home is on a permanent foundation and features 2 bedrooms and 2 bathrooms.
The interior includes a living area with a free-standing wood-burning stove, adjacent dining/family room, and a kitchen with ample counter space, a large pantry, and updated vinyl flooring. A separate breakfast area and an indoor laundry room are included. Flooring consists of laminate in most rooms, carpet in the second bedroom, and linoleum in the kitchen and bathrooms. Both bathrooms have skylights. The primary bedroom includes large closets, a linen closet, an en-suite bathroom, and a soaking tub.
Exterior features include a partially covered wraparound porch, fully fenced parcel, circular driveway, RV parking with hookups, and a 29-foot-wide gated entry. The property includes an approximately 900 sq ft garage/shop with a half bath and concrete driveway.
Additional features include double-pane windows with blinds, ceiling fans, an underground 1,250-gallon concrete water storage tank, and a shared well with a recorded shared well agreement.
Property is sold in as-is condition. Buyer to verify all information to their satisfaction.
The interior includes a living area with a free-standing wood-burning stove, adjacent dining/family room, and a kitchen with ample counter space, a large pantry, and updated vinyl flooring. A separate breakfast area and an indoor laundry room are included. Flooring consists of laminate in most rooms, carpet in the second bedroom, and linoleum in the kitchen and bathrooms. Both bathrooms have skylights. The primary bedroom includes large closets, a linen closet, an en-suite bathroom, and a soaking tub.
Exterior features include a partially covered wraparound porch, fully fenced parcel, circular driveway, RV parking with hookups, and a 29-foot-wide gated entry. The property includes an approximately 900 sq ft garage/shop with a half bath and concrete driveway.
Additional features include double-pane windows with blinds, ceiling fans, an underground 1,250-gallon concrete water storage tank, and a shared well with a recorded shared well agreement.
Property is sold in as-is condition. Buyer to verify all information to their satisfaction.
5446 Headwaters Rd, Forest Ranch, CA 95942 is a 2 bedroom, 3 bathroom, 1,308 sqft mobile/manufactured built in 1996. It last sold for $180,000 on Jul 7, 2026 (2% below the $183,200 asking price). It is currently off market. The Trulia Estimate rent is $1,841/month.
Home Highlights
Parking
Garage
Outdoor
Porch, Patio
A/C
Heating only
HOA
None
Price/Sqft
$138/sqft
Listed
116 days ago
Home Details for 5446 Headwaters Rd
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Interior Details Number of Rooms: 7Types of Rooms: Master Bedroom, Bedroom, Bathroom, Kitchen, Laundry, Living Room |
Beds & Baths Number of Bedrooms: 2Main Level Bedrooms: 2Number of Bathrooms: 3Number of Bathrooms (full): 2Number of Bathrooms (quarter): 1Number of Bathrooms (main level): 2 |
Dimensions and Layout Living Area: 1308 Square Feet |
Appliances & Utilities Utilities: PropaneLaundry: Inside,Laundry Room |
Heating & Cooling Heating: CentralNo CoolingAir Conditioning: NoneHas HeatingHeating Fuel: Central |
Fireplace & Spa Fireplace: Living Room, Wood BurningHas a Fireplace |
Windows, Doors, Floors & Walls Window: Double Pane WindowsFlooring: LaminateCommon Walls: No Common Walls |
Levels, Entrance, & Accessibility Stories: 1Number of Stories: 1Levels: OneEntry Location: FRONTFloors: Laminate |
View Has a ViewView: Hills, Trees/Woods |
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Exterior Home Features Roof: CompositionPatio / Porch: Covered, Front Porch, PatioFencing: Chain LinkOther Structures: Shed(s)Foundation: PermanentNo Private Pool |
Parking & Garage Number of Garage Spaces: 2Number of Covered Spaces: 2Open Parking Spaces: 6Has a CarportHas a GarageNo Attached GarageParking Spaces: 8Parking: Circular Driveway,Detached Carport,Gravel,Paved,RV Hook-Ups,RV Gated,Workshop in Garage |
Pool Pool: None |
Frontage Road Frontage: County RoadResponsible for Road Maintenance: Private Maintained RoadRoad Surface Type: GravelNot on Waterfront |
Water & Sewer Sewer: Septic Tank |
Surface & Elevation Elevation Units: Feet |
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Cumulative Days on Market: 115 |
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Year Built Year Built: 1996 |
Property Type / Style Property Type: ResidentialProperty Subtype: Manufactured HomeStructure Type: Manufactured HouseArchitecture: See Remarks |
Building Not a New ConstructionNot Attached PropertyNo Additional Parcels |
Property Information Parcel Number: 056330009000 |
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Price List Price: $183,200Price Per Sqft: $138/sqft |
Status Change & Dates Off Market Date: Mon May 18 2026Possession Timing: Close Of Escrow |
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MLS Status: Closed |
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Direction & Address City: Forest Ranch |
School Information High School District: Chico Unified |
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Community Features: Foothills, Fishing, Hiking, Hunting, Mountainous, Near National Forest, RuralNot Senior Community |
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Association for this Listing: California Regional MLS |
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Lot Area: 1.27 Acres |
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Special Conditions: HUD Owned, Real Estate Owned |
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Contingencies: Sold online electronic BID ONLY: www.HudHomeStore.gov Selling broker must have valid NAID#Listing Terms: Cash, Conventional, FHA |
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Mls Number: SN26006576Living Area Range Units: Square FeetBack On Market Date: Mon Mar 02 2026Common Interest: NoneUniversal Property Id: US-06007-N-056330009000-R-N |
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FoothillsFishingHikingHuntingMountainousNear National ForestRuralSource Internet Entire Listing Display |
Last check for updates: about 2 hours ago
Listed by Julie Rolls DRE #01844065, (530) 520-8545
Rolls Real Estate
Bought with: Zachary Heckerson DRE #02241866, Re/Max of Chico
Originating MLS: California Regional MLS
Source: CRMLS, MLS#SN26006576
Price History for 5446 Headwaters Rd
| Date | Price | Event | Source |
|---|---|---|---|
| 07/07/2026 | $180,000 | Sold | CRMLS #SN26006576 |
| 04/22/2025 | $236,680 | Sold | N/A |
| 02/07/2025 | $249,000 | PriceChange | CRMLS #OR24221660 |
| 12/12/2024 | $265,000 | PriceChange | CRMLS #OR24221660 |
| 11/20/2024 | $286,000 | PriceChange | CRMLS #OR24221660 |
| 10/25/2024 | $285,000 | Listed For Sale | CRMLS #OR24221660 |
| 03/30/2023 | $265,000 | Sold | N/A |
| 02/21/2023 | $250,000 | Pending | CRMLS #SN22189085 |
| 09/09/2022 | $250,000 | Listed For Sale | CRMLS #SN22189085 |
| 12/09/2016 | $187,000 | Sold | N/A |
| 10/28/2016 | $187,500 | Pending | Agent Provided |
| 09/08/2016 | $187,500 | Listed For Sale | Agent Provided |
| 06/29/2016 | $193,999 | ListingRemoved | Agent Provided |
| 05/12/2016 | $193,999 | PriceChange | Agent Provided |
| 05/02/2016 | $194,500 | Pending | Agent Provided |
| 04/18/2016 | $194,500 | Listed For Sale | Agent Provided |
| 07/30/2014 | $194,000 | ListingRemoved | Agent Provided |
| 01/24/2014 | $194,000 | PriceChange | Agent Provided |
| 10/20/2013 | $195,500 | PriceChange | Agent Provided |
| 09/04/2013 | $200,000 | Listed For Sale | Agent Provided |
| 08/03/2013 | $195,000 | ListingRemoved | Agent Provided |
| 03/18/2013 | $195,000 | Listed For Sale | Agent Provided |
Market trends in Forest Ranch
Last updated May 2026
Avg. sale price
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Sale-to-List Price
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Price per sq ft
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Available listings
18
2MoM
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Property Tax and Assessment
| Year | 2025 |
|---|---|
| Tax | $3,183 |
| Assessment | $275,706 |
Home facts updated by county records
Comparable Sales for 5446 Headwaters Rd
Address | Distance | Property Type | Sold Price | Sold Date | Bed | Bath | Sqft |
|---|---|---|---|---|---|---|---|
0.71 | Mobile / Manufactured | $275,000 | 03/26/26 | 3 | 2 | 1,080 | |
2.26 | Mobile / Manufactured | $350,000 | 12/02/25 | 3 | 2.5 | 1,560 | |
4.03 | Mobile / Manufactured | $195,000 | 03/18/26 | 3 | 2.5 | 1,440 | |
4.42 | Mobile / Manufactured | $224,000 | 05/07/26 | 3 | 2 | 1,536 | |
4.34 | Mobile / Manufactured | $155,000 | 02/24/26 | 2 | 2 | 1,588 | |
4.32 | Mobile / Manufactured | $115,000 | 09/17/25 | 2 | 2 | 1,152 | |
4.61 | Mobile / Manufactured | $290,000 | 10/21/25 | 2 | 2.5 | 1,530 | |
4.71 | Mobile / Manufactured | $200,000 | 07/09/25 | 2 | 2 | 1,512 | |
4.47 | Mobile / Manufactured | $105,000 | 11/07/25 | 2 | 2 | 1,440 |
Nearby homes
Get a sense of prices in the area by checking nearby homes.
OFF MARKETCentury 21 Select Real Estate, Inc.
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OFF MARKETKeller Williams Realty Chico Area
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Assigned Schools
These are the assigned schools for 5446 Headwaters Rd.
- Chico High School
- 9-12
- Public
- 1804 Students
7/10GreatSchools RatingParent Rating AverageAbsolutely horrible school. They have no one communicating with each other. The counselors are MIA and never call amyone back. Same goes for the principals and the front desks. The only one that will ever call back is the attendance person (pfcourse because if the kids dont show up the school doesnt get funded) which is why im honeschooling now. Oroville High is much much better. They should be ashamed of themselves.Parent Review2y ago - Marsh (Harry M.) Junior High School
- 6-8
- Public
- 716 Students
8/10GreatSchools RatingParent Rating AverageMy daughter has been a student at Marsh the past 3 years - she's getting ready to graduate now. She LOVES Marsh! And I do too. The staff - and especially the principal - have been fantastic. Great communication and super understanding. I did read the other reviews on here from a prior administration......and I won't argue at all concerning that previous administration. I did bring some issues up to that particular leadership crew and never heard anything from them, ever. However, that's not the case for this current Administration(2025-26) - they take a VERY proactive response, and communicate everything with the parents. My daughter loved going there. She wasn't a popular student and wasn't with the "in" crowd - but it didn't matter at all - she felt welcomed by everyone all the time. And she took full advantage of everything the campus had to offer - including sports and after school activities. She had so much fun there, she never wanted to leave. Based upon everything I saw and experienced there - and everything my daughter did there - I can only give Marsh perfect scores across the board. It's an outstanding school, and the campus itself is beautiful and newer compared to the other junior high schools in Chico. Can't be beat, especially here in Butte County.Parent Review4mo ago - Little Chico Creek Elementary School
- K-5
- Public
- 471 Students
5/10GreatSchools RatingParent Rating AverageThis school was a great place for our student to learn, most of the teachers are very good at what they do and the principal is very helpful and does her best. There were a couple of teachers there that probably should not be teaching children, but they do not speak for the school as a whole. Rampant bullying in my child’s year, when picking up my student I saw to students fighting against the fence and no one doing anything about it. (I was in my vehicle and unable to stop). Several students were bullied often and the school tried its best from an administration standpoint but not all of the classes are well managed.Parent Review5y ago 
Check out schools near 5446 Headwaters Rd.
What Locals Say about Forest Ranch
At least 3 Trulia users voted on each feature.
100 % Say car is needed
100 % Say there's wildlife
100 % Say parking is easy
100 % Say they plan to stay for at least 5 years
100 % Say yards are well-kept
100 % Say it's quiet
92 % Say neighbors are friendly
88 % Say there's holiday spirit
83 % Say it's dog friendly
75 % Say people would walk alone at night
75 % Say there are community events
67 % Say kids play outside
33 % Say it's walkable to grocery stores
25 % Say there are sidewalks
Sourced by Trulia users. Learn more about our methodology.
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Apartments for Rent
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Homes for sale near 5446 Headwaters Rd
5.25 ACRESKeller Williams Realty Chico Area
FORECLOSURE0.28 ACRESRolls Real Estate
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0.34 ACRESCentury 21 Select Real Estate Inc
0.32 ACRESPlatinum Partners Real Estate
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Based on information from California Regional Multiple Listing Service, Inc. as of 2026-02-09 09:51:42 PST and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information
Based on information from California Regional Multiple Listing Service, Inc. as of 2026-02-09 09:51:42 PST and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information