1752 Gray · Oroville, CA 95965

$149,000

2 bd · 1.0 ba · 1,523 sqft · SingleFamily public records · 39 Days on market

Built 1945 5,227 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New roof on this fixer upper. New shingled roof and new foam installed on the flat portion. Single car garage with an attached basement that can be used as a work shop area and the backyard has a green house perfect for a future gardener. This one is all cleaned out and is a clean slate ready for a fix and flip rehab. Come take a look, do the numbers and submit your offer!!

Key facts

• Work shop area
• Attached basement
• Green house

Tags

• NEW ROOF
• ATTACHED BASEMENT
• WORK SHOP AREA
• GREEN HOUSE

Property features AI

Finance

• Other: Lot density approximately 2–5 units per acre; Living area and lot size sourced from assessor/public records

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public sewer; District/public water
• Home design: Single-family house; Single-story; No attached ADU
• Construction: Year built reported from public records; No common walls
• Exterior features: No pool; Has a view; Curbs

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-story layout; All bedrooms on the main level; Main-level entry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 39 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $149k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $298,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233 1st	0.32mi	2/1.0	1,452 (-5%)	1mo	$285,000	$196	77
2025 Gray St	0.11mi	2/2.0	1,396 (-8%)	8mo	$175,000	$125	70
1645 High St	0.11mi	3/2.5 (+1)	1,570 (+3%)	14mo	$385,000	$245	67
785 Bird St	0.46mi	2/1.0	1,361 (-11%)	4mo	$246,000	$181	58
2226 Perkins Ave	0.55mi	3/2.0 (+1)	1,507 (-1%)	10mo	$370,000	$246	55
1215 Robinson St	0.19mi	3/2.0 (+1)	1,318 (-14%)	8mo	$213,000	$162	53
1330 Pomona Ave	0.09mi	2/2.0	1,327 (-13%)	22mo	$265,000	$200	52
2050 Pine St	0.12mi	3/1.0 (+1)	1,712 (+12%)	23mo	$279,900	$163	49
2231 Spencer Ave	0.55mi	3/2.0 (+1)	1,500 (-2%)	21mo	$310,000	$207	46
1155 1st Ave	0.37mi	2/1.0	1,350 (-11%)	24mo	$255,000	$189	44
758 Bird St	0.49mi	3/1.0 (+1)	1,683 (+10%)	23mo	$250,000	$149	36
2060 Perkins Ave	0.54mi	3/1.5 (+1)	1,326 (-13%)	20mo	$290,000	$219	29

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,304
• Equity at exit: $22,216

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $22,758
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $390

Break-even live

Break-even rent $1,385

Max offer price $149,000

Occupancy floor 74%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	13d	1	0.18mi
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	13d	1	0.23mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	13d	1	0.70mi

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 39 DOM
2. 2026-06-18
   days on market $149,000 Active 38 DOM
3. 2026-06-17
   days on market $149,000 Active 37 DOM
4. 2026-06-16
   days on market $149,000 Active 36 DOM
5. 2026-06-15
   days on market $149,000 Active 35 DOM
6. 2026-06-14
   days on market $149,000 Active 33 DOM
7. 2026-06-13
   days on market $149,000 Active 32 DOM
8. 2026-06-10
   days on market $149,000 Active 30 DOM
9. 2026-06-09
   days on market $149,000 Active 29 DOM
10. 2026-06-09
    price $149,000 Active 28 DOM
11. 2026-06-08
    days on market $159,000 Active 28 DOM
12. 2026-06-07
    days on market $159,000 Active 27 DOM
13. 2026-06-02
    days on market $159,000 Active 22 DOM
14. 2026-06-01
    days on market $159,000 Active 21 DOM
15. 2026-05-31
    days on market $159,000 Active 20 DOM
16. 2026-05-30
    days on market $159,000 Active 19 DOM
17. 2026-05-11
    listed $159,000 Active
18. 2001-07-24
    soldstatus $77,000

ⓘ 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: $3,007 · $251/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $22,548
• − Mortgage interest: −$8,346
• − Property taxes: −$3,007
• − Insurance: −$745
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$4,335
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $4,083/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

+106.5% since first listed

2 events — show timeline

• 2026-05-11 Listed $159,000 CRMLS
• 2001-07-24 Sold (Public Records) $77,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,007 · +2.1% YoY. Source: county tax records.