1825 Magnolia · Chico, CA 95926

$565,000

25 bd · 25.0 ba · 3,717 sqft · MultiFamily · 55 Days on market

Built 1960 Fair condition 9,148 sqft lot $152/sqft · 7% below area Est $610k · 7% under ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +10.8/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

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

Don’t miss this prime investment opportunity! This distinctive multi-unit property is brimming with potential and ready for the right investor to seize the moment. Ideally located just steps from the heart of the Avenues and in close proximity to Enloe Health Center, this all-original five-unit gem offers a rare blend of location, charm, and flexibility. With five units thoughtfully distributed across three separate buildings, this property is perfect for a variety of rental strategies. A spacious, shared courtyard serves as a welcoming communal area—ideal for relaxing, gathering, and enjoying the outdoors. Some of the units includes its own in-unit laundry, a convenience that adds major value for tenants and enhances rental appeal. Positioned in a sought-after neighborhood known for steady rental demand, this property promises both immediate income and long-term growth potential. Whether you're looking to update and modernize or maintain its original character, the opportunities here are limitless. Secure your next smart investment today and watch your portfolio thrive!

Key facts

• In-unit laundry
• Shared courtyard
• Five-unit gem

Tags

• MULTI-UNIT PROPERTY
• FIVE-UNIT GEM
• SHARED COURTYARD
• IN-UNIT LAUNDRY
• SOUGHT-AFTER NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $565k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $218/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $565k).
• Recommended offer: $548k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+4.0%/yr); 90 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• At $6,324/mo this rent would consume 123% of the median local household income ($62k/yr) (locally 3912% 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 $4k of loan paydown is wiped out by about $17k 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 55 days — a 3% lower offer ($548k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $548,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $610,257
• List price: $565,000
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-15,653
• Equity at exit: $84,243

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $102,621
• Equity at exit: $48,851

Cash invested: $158,200 (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 95926

• Rents YoY: 4.0%
• Active inventory: 90
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $6,324 high
• Mortgage (P&I): −$2,963
• Tax est. 1.5%: −$706 /mo · $8,475/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,328
• Net cashflow: $1,091

Break-even live

Break-even rent $4,943

Max offer price $565,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$6,325
Total (5 units)			$6,324

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $565,000 Active 55 DOM
2. 2026-06-18
   days on market $565,000 Active 54 DOM
3. 2026-06-17
   days on market $565,000 Active 53 DOM
4. 2026-06-16
   days on market $565,000 Active 52 DOM
5. 2026-06-15
   days on market $565,000 Active 51 DOM
6. 2026-06-14
   days on market $565,000 Active 49 DOM
7. 2026-06-13
   days on market $565,000 Active 48 DOM
8. 2026-06-10
   days on market $565,000 Active 46 DOM
9. 2026-06-08
   days on market $565,000 Active 44 DOM
10. 2026-06-07
    days on market $565,000 Active 43 DOM
11. 2026-06-05
    days on market $565,000 Active 40 DOM
12. 2026-06-02
    days on market $565,000 Active 38 DOM
13. 2026-06-01
    days on market $565,000 Active 37 DOM
14. 2026-05-31
    days on market $565,000 Active 36 DOM
15. 2026-05-30
    days on market $565,000 Active 35 DOM
16. 2026-05-12
    status Active 1099-char remark

    Show marketing remark (1099 chars)

    Don’t miss this prime investment opportunity! This distinctive multi-unit property is brimming with potential and ready for the right investor to seize the moment. Ideally located just steps from the heart of the Avenues and in close proximity to Enloe Health Center, this all-original five-unit gem offers a rare blend of location, charm, and flexibility. With five units thoughtfully distributed across three separate buildings, this property is perfect for a variety of rental strategies. A spacious, shared courtyard serves as a welcoming communal area—ideal for relaxing, gathering, and enjoying the outdoors. Some of the units includes its own in-unit laundry, a convenience that adds major value for tenants and enhances rental appeal. Positioned in a sought-after neighborhood known for steady rental demand, this property promises both immediate income and long-term growth potential. Whether you're looking to update and modernize or maintain its original character, the opportunities here are limitless. Secure your next smart investment today and watch your portfolio thrive!

17. 2026-04-23
    status Pending Sale 1099-char remark

    Show marketing remark (1099 chars)

    Don’t miss this prime investment opportunity! This distinctive multi-unit property is brimming with potential and ready for the right investor to seize the moment. Ideally located just steps from the heart of the Avenues and in close proximity to Enloe Health Center, this all-original five-unit gem offers a rare blend of location, charm, and flexibility. With five units thoughtfully distributed across three separate buildings, this property is perfect for a variety of rental strategies. A spacious, shared courtyard serves as a welcoming communal area—ideal for relaxing, gathering, and enjoying the outdoors. Some of the units includes its own in-unit laundry, a convenience that adds major value for tenants and enhances rental appeal. Positioned in a sought-after neighborhood known for steady rental demand, this property promises both immediate income and long-term growth potential. Whether you're looking to update and modernize or maintain its original character, the opportunities here are limitless. Secure your next smart investment today and watch your portfolio thrive!

18. 2026-04-06
    listed $565,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    Don’t miss this prime investment opportunity! This distinctive multi-unit property is brimming with potential and ready for the right investor to seize the moment. Ideally located just steps from the heart of the Avenues and in close proximity to Enloe Health Center, this all-original five-unit gem offers a rare blend of location, charm, and flexibility. With five units thoughtfully distributed across three separate buildings, this property is perfect for a variety of rental strategies. A spacious, shared courtyard serves as a welcoming communal area—ideal for relaxing, gathering, and enjoying the outdoors. Some of the units includes its own in-unit laundry, a convenience that adds major value for tenants and enhances rental appeal. Positioned in a sought-after neighborhood known for steady rental demand, this property promises both immediate income and long-term growth potential. Whether you're looking to update and modernize or maintain its original character, the opportunities here are limitless. Secure your next smart investment today and watch your portfolio thrive!

19. 2025-10-07
    historical
20. 2025-06-24
    price $599,000
21. 2025-05-14
    listed $620,000 Active
22. 2024-09-09
    price $615,000
23. 2024-08-07
    status Active
24. 2024-07-25
    status Pending Sale
25. 2024-07-16
    listed $625,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥105°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,888
• − Mortgage interest: −$31,649
• − Property taxes: −$8,475
• − Insurance: −$2,825
• − Repairs & maintenance: −$6,071
• − Management: −$6,071
• − Depreciation: −$16,436
• Taxable income: $4,361
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $12,050/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, including landscaping, kitchen and bathroom updates, and painting. The property has potential for increased value with these improvements.

Repairs flagged

• Minor kitchen cabinets — Some items are on top of cabinets
• Minor bathroom cabinets — Some items are on top of cabinets
• Major landscaping — Overgrown yard and unkempt appearance

Value-add opportunities

• Both landscaping and curb appeal — Improved appearance attracts more buyers
• Both kitchen and bathroom updates — Modernized spaces attract more buyers
• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Some items are on top of cabinets	Minor	$500–3,000
bathroom cabinets · Some items are on top of cabinets	Minor	$500–3,000
landscaping · Overgrown yard and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both landscaping and curb appeal — Improved appearance attracts more buyers ↑
• Both kitchen and bathroom updates — Modernized spaces attract more buyers ↑
• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,567
• Household income: $61,920
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3912.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 13% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 10% 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: ▼ -453.39%
• Current HPI: 256.0261
• Rent YoY: ▲ 3.98%
• 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

-9.6% since first listed

10 events — show timeline

• 2026-05-12 Relisted — CRMLS
• 2026-04-23 Pending — CRMLS
• 2026-04-06 Listed $565,000 CRMLS
• 2025-10-07 Listing Removed — CRMLS
• 2025-06-24 Price Changed $599,000 CRMLS
• 2025-05-14 Listed $620,000 CRMLS
• 2024-09-09 Price Changed $615,000 CRMLS
• 2024-08-07 Relisted — CRMLS
• 2024-07-25 Pending — CRMLS
• 2024-07-16 Listed $625,000 CRMLS