1636 Pine · Oroville, CA 95965

$375,000

5 bd · 3.0 ba · 2,370 sqft · MultiFamily public records · 164 Days on market

Built 1900 5,663 sqft lot Est $284k · 32% over

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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).

• Cash flow +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great income property, 1 1/1 downstairs, 1 2/1 downstairs , upstairs larger 2/1 all need carpet paint and repairs.

Key facts

• Fresh paint
• Wood floors
• Private backyard

Tags

• PRIVATE BACKYARD
• NEW WINDOWS
• UPDATED FLOORING
• FRESH PAINT
• FULL RE-ROOF
• WOOD FLOORS

Property features AI

Finance

• Other: Number of buildings: 1; Total building area: 2,370; Common walls: 2+; Tenants pay gas and electricity
• Financial info: Three total units (all leased); Gross scheduled income: $31,828; Gross income: $31,828; Net operating income: $23,679; Total actual rent collected: $3,045; Unit rents: $875 (1-bed), $1,075 (2-bed), $1,095 (2-bed); Operating expenses: $8,149 (includes trash, pest control, maintenance, water/sewer, taxes); Trash expense: $705; Pest control expense: $418; Maintenance expense: $2,210; Water/sewer expense: $778; New taxes expense: $1,014
• HOA & community: Community sidewalks; Suburban neighborhood

Exterior

• Parking: Street parking
• Utilities: Public sewer; District/Public water; Natural gas connected; Sewer connected; Electricity connected; Water connected; Three separate electric meters; Three separate gas meters; One separate water meter
• Home design: Attached property; Two-story building; Has a view
• Construction: Composition roof; Built year source: Assessor
• Exterior features: Back yard; Yard; No pool

Interior

• Kitchen: Refrigerator; Gas range; Gas oven
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Flooring: Carpet; Wood; Laminate
• Bathrooms: All units have one full bathroom
• Heating & cooling: Wall heater; Wall/window cooling units
• Interior features: Ceiling fan; Formica counters; Kitchen; Living room; Entry on main level
• Laundry & utility: In-unit laundry located inside a closet

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive. Per door: $251/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• At $3,862/mo this rent would consume 87% of the median local household income ($53k/yr) (locally 892% 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 $3k of loan paydown is wiped out by about $11k 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 164 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask is 39374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $375k implies a 436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — 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. 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: 1.03% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $284,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1081 Robinson St	0.28mi	5/3.0	2,400 (+1%)	18mo	$401,000	$167	70
821 Robinson St	0.45mi	5/3.0	2,450 (+3%)	6mo	$260,000	$106	69
680 Robinson St	0.54mi	6/5.0 (+1)	2,392 (+1%)	5mo	$286,500	$120	56
1150 2nd Ave	0.38mi	4/2.0 (-1)	2,095 (-12%)	11mo	$155,000	$74	45

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-17,237
• Equity at exit: $55,914

10-year hold

• IRR: 4.0%
• Equity multiple: 1.28×
• Total profit: $28,977
• Equity at exit: $32,423

Cash invested: $105,000 (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 95965

• Home prices YoY: -31.6%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 25.4×

Monthly cashflow live

• Estimated rent: $3,862 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$175 /mo · $2,103/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $753

Break-even live

Break-even rent $2,909

Max offer price $375,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,228
▸ 2× units	2	1	$2,634
Total (3 units)			$3,862

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Safford St Oroville, CA	4.0	2.5	2260	$2,450	$1.08	21d	1	0.35mi
2590 Oro Ave Oroville, CA	5.0	2.0	1828	$2,000	$1.09	21d	1	0.60mi

Listing history 27 events

1. 2026-06-19
   days on market $375,000 Active 164 DOM
2. 2026-06-18
   days on market $375,000 Active 163 DOM
3. 2026-06-17
   days on market $375,000 Active 162 DOM
4. 2026-06-16
   days on market $375,000 Active 161 DOM
5. 2026-06-15
   days on market $375,000 Active 160 DOM
6. 2026-06-14
   days on market $375,000 Active 158 DOM
7. 2026-06-13
   days on market $375,000 Active 157 DOM
8. 2026-06-10
   days on market $375,000 Active 155 DOM
9. 2026-06-09
   days on market $375,000 Active 154 DOM
10. 2026-06-08
    days on market $375,000 Active 153 DOM
11. 2026-06-07
    days on market $375,000 Active 152 DOM
12. 2026-06-02
    days on market $375,000 Active 147 DOM
13. 2026-06-01
    days on market $375,000 Active 146 DOM
14. 2026-05-31
    days on market $375,000 Active 145 DOM
15. 2026-05-30
    days on market $375,000 Active 144 DOM
16. 2026-04-23
    listed $950
17. 2026-04-21
    status Active
18. 2026-03-24
    status Pending Sale
19. 2025-12-09
    listed $375,000 Active
20. 2025-11-18
    historical $1,095
21. 2025-11-17
    listed $1,095
22. 2024-11-12
    historical $1,075
23. 2024-11-09
    listed $1,075
24. 2012-10-03
    soldstatus $70,000 115-char remark

    Show marketing remark (115 chars)

    Great income property, 1 1/1 downstairs, 1 2/1 downstairs , upstairs larger 2/1 all need carpet paint and repairs.

25. 2012-10-03
    soldstatus $70,000

    Show marketing remark (115 chars)

    Great income property, 1 1/1 downstairs, 1 2/1 downstairs , upstairs larger 2/1 all need carpet paint and repairs.

26. 2012-09-21
    historical 115-char remark

    Show marketing remark (115 chars)

    Great income property, 1 1/1 downstairs, 1 2/1 downstairs , upstairs larger 2/1 all need carpet paint and repairs.

27. 2012-06-16
    listed $75,000 115-char remark

    Show marketing remark (115 chars)

    Great income property, 1 1/1 downstairs, 1 2/1 downstairs , upstairs larger 2/1 all need carpet paint and repairs.

ⓘ 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: $2,103 · $175/mo
• Projected year-2 tax: $2,850 · $238/mo
• Expected delta: +$747/yr (+$62/mo · 35.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 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 34 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,344
• − Mortgage interest: −$21,006
• − Property taxes: −$2,103
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,708
• − Management: −$3,708
• − Depreciation: −$10,909
• Taxable income: $3,036
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $8,307/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): 21,181
• Household income: $53,198
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 892.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 20% Asian 16% Two or more races 13% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Iranian 2% Russian 1%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 13% Other Asian/Pacific 10% Tagalog/Filipino 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: ▼ -146.76%
• Current HPI: 317.0277
• Rent YoY: ▲ 1.88%
• 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

+400.0% since first listed

12 events — show timeline

• 2026-04-23 Listed for Rent $950 RENTALBEAST
• 2026-04-21 Relisted — CRMLS
• 2026-03-24 Pending — CRMLS
• 2025-12-09 Listed $375,000 CRMLS
• 2025-11-18 Rental Removed $1,095 RENTALBEAST
• 2025-11-17 Listed for Rent $1,095 RENTALBEAST
• 2024-11-12 Rental Removed $1,075 RENTALBEAST
• 2024-11-09 Listed for Rent $1,075 RENTALBEAST
• 2012-10-03 Sold (Public Records) $70,000 Public Records
• 2012-10-03 Sold (MLS) $70,000 CRMLS
• 2012-09-21 Listing Removed — CRMLS
• 2012-06-16 Listed $75,000 CRMLS

Property tax history

+0.8%/yr

Latest (2025): $2,103 · +3.7% YoY. Source: county tax records.