2375 Notre Dame Blvd #1 · Chico, CA 95928

$129,900

1 bd · 1.0 ba · 600 sqft · Condo public records · 270 Days on market

Built 1984 $216/sqft · 22% below area Est $166k · 22% under $570/mo HOA · 42% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• Cash flow +5.1/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

Key facts

• $570 HOA
• Built 1984
• Listed 269 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (40.8% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $77k (40.8% below list) — sets the bar for cash-flow.
• Cap rate 3.5% 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 (+3.4%/yr); 139 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 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 270 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $130k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $76,898 (40.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 3.52%
• Cash-on-cash: -9.90%
• DSCR: 0.56
• GRM: 7.9

CMA / ARV

• ARV (median comp): $166,335
• List price: $129,900
• Delta: -21.90%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.08×
• Total profit: $-39,242
• Equity at exit: $19,369

10-year hold

• IRR: -33.3%
• Equity multiple: -0.51×
• Total profit: $-55,010
• Equity at exit: $11,231

Cash invested: $36,372 (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 95928

• Rents YoY: 3.4%
• Active inventory: 139
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$54
• HOA: −$570
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-300

Break-even live

Break-even rent $1,753

Max offer price $76,898

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-263	+0% $-300	+5% $-337	+10% $-374
Rent	-10% $-408	-5% $-354	+0% $-300	+5% $-246	+10% $-192
Rate	-1.0pp $-235	-0.5pp $-267	base $-300	+0.5pp $-334	+1.0pp $-368

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Huntington Dr Chico, CA	1.0–2.0	1.0	732	$1,350	$1.84	14d	1	0.45mi
1650 Forest Ave Chico, CA	1.0	1.0	700	$1,300	$1.86	44d	1	1.02mi
2060 Amanda Way Chico, CA	1.0–2.0	1.0–2.0	768	$1,395	$1.82	14d	11	1.11mi
1661 Forest Ave Chico, CA	1.0–2.0	1.0–2.0	768	$1,370	$1.78	14d	16	1.21mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: watersewertrashelectriclandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $129,900 Active 270 DOM
2. 2026-06-18
   days on market $129,900 Active 269 DOM
3. 2026-06-17
   days on market $129,900 Active 268 DOM
4. 2026-06-16
   days on market $129,900 Active 267 DOM
5. 2026-06-15
   days on market $129,900 Active 266 DOM
6. 2026-06-14
   days on market $129,900 Active 264 DOM
7. 2026-06-13
   days on market $129,900 Active 263 DOM
8. 2026-06-10
   days on market $129,900 Active 261 DOM
9. 2026-06-08
   days on market $129,900 Active 259 DOM
10. 2026-06-07
    days on market $129,900 Active 258 DOM
11. 2026-06-05
    days on market $129,900 Active 255 DOM
12. 2026-06-02
    days on market $129,900 Active 253 DOM
13. 2026-06-01
    days on market $129,900 Active 252 DOM
14. 2026-05-31
    days on market $129,900 Active 251 DOM
15. 2026-05-30
    days on market $129,900 Active 250 DOM
16. 2026-04-27
    price $129,900 1081-char remark

    Show marketing remark (1081 chars)

    What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

17. 2026-02-13
    price $139,900 1081-char remark

    Show marketing remark (1081 chars)

    What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

18. 2025-11-24
    price $159,900 1081-char remark

    Show marketing remark (1081 chars)

    What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

19. 2025-10-22
    price $165,000 1081-char remark

    Show marketing remark (1081 chars)

    What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

20. 2025-09-22
    listed $175,000 Active 1081-char remark

    Show marketing remark (1081 chars)

    What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

21. 2025-09-22
    historical $175,000 1081-char remark

    Show marketing remark (1081 chars)

    What a great investment property or personal residence! This Condo comes fully furnished. Wouldn't it make a great rental! (needs to be longer than 30 days)? When you live here, you are close to Meriam Park shopping and restaurants, the Chico Mall, Target, WinCo Foods, Raley's Shopping Center, Butte College, and a bike path to Bidwell Park. Public transit is nearby. This downstairs unit has a spacious living room with a large window and a view of the courtyard. The kitchen is perfect, with a refrigerator, an electric stove, and a window over the kitchen sink. The main bedroom is spacious and features an additional closet located off the hall. There is a full bathroom with a tub and a shower. There is a shared on-site laundry facility, as well as a locked storage area. HOA fees include: Grounds Maintenance, Trash, Sewer, Water, and the exterior of the building. .. they have recently replaced siding and windows on the south side. With the efficiency of this little condo, you won't spend your weekends on a honey-do list or yard work. Move in and have fun decorating!

22. 2016-11-15
    soldstatus $67,000 Closed Sale 688-char remark

    Show marketing remark (688 chars)

    Location, location, location. It sure applies here! This condo is a ground level unit in the Paris Gardens, just a short walk to the shopping center, Butte Annex and much more. It offers all new carpets and vinyl flooring. The kitchen has a newer refrigerator, electric stove, new counter tops, new sink and fixtures. The bathroom has new fixtures too. The condo has just been painted throughout and the cabinets, doors, and closet doors have been refinished. Window blinds are on the way. There are ceiling fans, wall air conditioning and gas heating. There is a fenced patio in the back for barbecuing too. This would make a great first home, or a great investment rental. See it soon!

23. 2016-11-15
    soldstatus $67,000

    Show marketing remark (688 chars)

    Location, location, location. It sure applies here! This condo is a ground level unit in the Paris Gardens, just a short walk to the shopping center, Butte Annex and much more. It offers all new carpets and vinyl flooring. The kitchen has a newer refrigerator, electric stove, new counter tops, new sink and fixtures. The bathroom has new fixtures too. The condo has just been painted throughout and the cabinets, doors, and closet doors have been refinished. Window blinds are on the way. There are ceiling fans, wall air conditioning and gas heating. There is a fenced patio in the back for barbecuing too. This would make a great first home, or a great investment rental. See it soon!

24. 2016-10-31
    status Pending Sale 688-char remark

    Show marketing remark (688 chars)

    Location, location, location. It sure applies here! This condo is a ground level unit in the Paris Gardens, just a short walk to the shopping center, Butte Annex and much more. It offers all new carpets and vinyl flooring. The kitchen has a newer refrigerator, electric stove, new counter tops, new sink and fixtures. The bathroom has new fixtures too. The condo has just been painted throughout and the cabinets, doors, and closet doors have been refinished. Window blinds are on the way. There are ceiling fans, wall air conditioning and gas heating. There is a fenced patio in the back for barbecuing too. This would make a great first home, or a great investment rental. See it soon!

25. 2016-10-13
    listed $68,000 Active 688-char remark

    Show marketing remark (688 chars)

    Location, location, location. It sure applies here! This condo is a ground level unit in the Paris Gardens, just a short walk to the shopping center, Butte Annex and much more. It offers all new carpets and vinyl flooring. The kitchen has a newer refrigerator, electric stove, new counter tops, new sink and fixtures. The bathroom has new fixtures too. The condo has just been painted throughout and the cabinets, doors, and closet doors have been refinished. Window blinds are on the way. There are ceiling fans, wall air conditioning and gas heating. There is a fenced patio in the back for barbecuing too. This would make a great first home, or a great investment rental. See it soon!

26. 2001-09-26
    soldstatus $48,000
27. 1992-08-10
    soldstatus $37,500

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$37/yr (+$3/mo · 3.9%)

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

Taxation est. · year 1

• Rental income: $16,473
• − Mortgage interest: −$7,276
• − Property taxes: −$950
• − Insurance: −$650
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − HOA: −$6,840
• − Depreciation: −$3,779
• Taxable loss: −$5,658
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $-2,243/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): 37,409
• Household income: $64,949
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 3612.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Other Asian/Pacific 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: ▼ -313.43%
• Current HPI: 251.1819
• Rent YoY: ▲ 3.43%
• 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

+246.4% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $129,900 CRMLS
• 2026-02-13 Price Changed $139,900 CRMLS
• 2025-11-24 Price Changed $159,900 CRMLS
• 2025-10-22 Price Changed $165,000 CRMLS
• 2025-09-22 Listed $175,000 CRMLS
• 2025-09-22 Coming Soon $175,000 CRMLS
• 2016-11-15 Sold (Public Records) $67,000 Public Records
• 2016-11-15 Sold (MLS) $67,000 CRMLS
• 2016-10-31 Pending — CRMLS
• 2016-10-13 Listed $68,000 CRMLS
• 2001-09-26 Sold (Public Records) $48,000 Public Records
• 1992-08-10 Sold (Public Records) $37,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $950 · +8.9% YoY. Source: county tax records.