3142 Burlington · Oroville, CA 95966

$300,000

5 bd · 2.0 ba · 1,281 sqft · MultiFamily public records · 62 Days on market

Built 1960 4,356 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

Key facts

• Extra parking
• Guest quarters
• Two separate units

Tags

• TWO SEPARATE UNITS
• ADDITIONAL VACANT LOT
• MULTI-FAMILY LIVING
• GUEST QUARTERS
• RENTAL INCOME
• EXTRA PARKING

Property features AI

Finance

• Other: Total of 2 units; Additional parcel on file
• HOA & community: Community features include gutters, curbs, nearby golf course, biking and hiking trails, fishing, foothills, lake access, and parks

Exterior

• Parking: Off-street parking; 2 carport spaces / parking spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Duplex; Single-story; Has a view; No accessory dwelling unit (ADU)
• Construction: Concrete perimeter foundation; Year built per assessor
• Exterior features: Corner lot; Chain link fencing; No pool

Interior

• Bedrooms: Eight main-level bedrooms (total units: 2)
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Natural gas heating; Wall heaters; Evaporative cooling
• Interior features: One-level layout; All bedrooms on the main level; Entry at ground level; No common walls between units
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $532/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.6% in Oroville — 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 50/100 on livability (#1,136 in CA) — a working-class tenant base; expect higher turnover. Watch: schools D, cost of living D, crime 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; 1 comparable units currently listed for rent nearby; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• At $3,970/mo this rent would consume 73% of the median local household income ($66k/yr) (locally 807% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 3.0% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $195,993
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3838 Spencer	0.49mi	4/2.0 (-1)	1,232 (-4%)	3mo	$275,000	$223	64
3696 Spencer Ave	0.41mi	5/2.0	1,240 (-3%)	21mo	$190,000	$153	58
2690 Ithaca	0.47mi	4/2.0 (-1)	1,400 (+9%)	3mo	$180,000	$129	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $19,154
• Equity at exit: $44,731

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $104,107
• Equity at exit: $25,939

Cash invested: $84,000 (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: 12.6×

Monthly cashflow live

• Estimated rent: $3,970 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$834
• Net cashflow: $1,063

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,270	-5% $1,167	+0% $1,063	+5% $959	+10% $856
Rent	-10% $749	-5% $906	+0% $1,063	+5% $1,220	+10% $1,377
Rate	-1.0pp $1,214	-0.5pp $1,139	base $1,063	+0.5pp $985	+1.0pp $906

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$3,970
Total (2 units)			$3,970

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2590 Oro Ave Oroville, CA	5.0	2.0	1828	$2,000	$1.09	22d	1	0.82mi

Listing history 21 events

1. 2026-06-19
   days on market $300,000 Active 62 DOM
2. 2026-06-18
   days on market $300,000 Active 61 DOM
3. 2026-06-17
   days on market $300,000 Active 60 DOM
4. 2026-06-16
   days on market $300,000 Active 59 DOM
5. 2026-06-15
   days on market $300,000 Active 58 DOM
6. 2026-06-14
   days on market $300,000 Active 56 DOM
7. 2026-06-13
   days on market $300,000 Active 55 DOM
8. 2026-06-10
   days on market $300,000 Active 53 DOM
9. 2026-06-09
   days on market $300,000 Active 52 DOM
10. 2026-06-08
    days on market $300,000 Active 51 DOM
11. 2026-06-07
    days on market $300,000 Active 50 DOM
12. 2026-06-03
    days on market $300,000 Active 46 DOM
13. 2026-06-02
    statusdays on market $300,000 Active 45 DOM
14. 2026-05-21
    status Pending Sale 780-char remark

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

15. 2026-05-21
    status Pending Sale

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

16. 2026-05-02
    status Active 780-char remark

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

17. 2026-05-02
    status Active

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

18. 2026-04-16
    status Pending Sale 780-char remark

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

19. 2026-04-16
    status Pending Sale

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

20. 2026-03-21
    listed $300,000 Active
21. 2026-03-19
    listed $300,000 Active 780-char remark

    Show marketing remark (780 chars)

    Opportunity is knocking—don’t miss this versatile residential income property ready for its next investor. Featuring two units, the property includes a 3 bedroom, 1 bath home plus a unique cinder block commercial-style building offering 5 bedrooms, 1 bath, and a kitchen—previously configured for rent-by-the-room income. An additional . 10-acre adjacent lot is included, providing valuable extra space for parking, tenant use, or future possibilities. Conveniently located near town and schools, this property offers strong rental potential and flexibility for multiple income strategies. Whether you're looking to expand your portfolio or step into your first investment, this is your chance to add value and maximize returns—schedule your showing today.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 29 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,640
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,811
• − Management: −$3,811
• − Depreciation: −$8,727
• Taxable income: $8,486
• Est. tax owed @ 24.0%: −$2,037
• After-tax cash flow: $10,720/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 — Oroville

• Score: 50/100
• State rank: #1136
• US rank: #25715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oroville, CA
• County: Butte County · 175,030 people
• City population: 49,684
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-21 Pending — CRMLS
• 2026-05-21 Pending — CRMLS
• 2026-05-02 Relisted — CRMLS
• 2026-05-02 Relisted — CRMLS
• 2026-04-16 Pending — CRMLS
• 2026-04-16 Pending — CRMLS
• 2026-03-21 Listed $300,000 CRMLS
• 2026-03-19 Listed $300,000 CRMLS

Property tax history

-5.0%/yr

Latest (2025): $427 · +325.6% YoY. Source: county tax records.