2380 A · Oroville, CA 95966

$105,000

2 bd · 1.0 ba · 731 sqft · Other public records · 112 Days on market

Built 1946 4,792 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 +30.0/30.0
• 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

Listing remarks

Investor Special! The upstairs is a 2-bedroom, 1-bathroom home with 731 sq ft of living space, situated on a spacious corner lot with an attached garage. The downstairs is a true blank canvas ready for your vision. Ideal for investors, flippers, or buyers looking to build equity. Great potential to renovate, update, and add value. The home recently had a new roof installed.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1946

Property features AI

Finance

• Other: Total units: 1; No common walls; Parcel number available

Exterior

• Parking: Attached garage (1 car); Total parking spaces: 1
• Utilities: Public sewer; District/public water
• Home design: House; Two stories; No accessory dwelling unit
• Construction: Composition roof; Property listed as fixer; Year built: source listed as other
• Exterior features: Front yard; Chain link fencing; No pool; Has a view; Street lighting in the neighborhood; Corner location: Roseben and A Street

Interior

• Bedrooms: Bedrooms: see remarks
• Bathrooms: One full bathroom
• Interior features: Two-level interior; Entry on first level; No main-level bedrooms; No main-level bathrooms; Room details: see remarks
• Laundry & utility: Laundry on-site (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: 372 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $11,101
• Equity at exit: $15,656

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $45,798
• Equity at exit: $9,078

Cash invested: $29,400 (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: 372
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$551
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $442

Break-even live

Break-even rent $822

Max offer price $105,000

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.58mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	13d	1	0.59mi
2741 Gilmore Ln Unit 3 Oroville, CA	2.0	1.0	689	$1,595	$2.31	21d	1	0.60mi
4566 Virginia Ave Unit 4574 Oroville, CA	2.0	1.0	549	$1,095	$1.99	13d	1	0.88mi
1331 Pomona Ave Unit 4 Oroville, CA	2.0	1.0	673	$1,075	$1.60	13d	1	0.94mi
1558 Bridge St Oroville, CA	2.0	1.0	661	$1,172	$1.77	13d	1	0.97mi
2804 Orange Ave Unit 11 Oroville, CA	1.0	1.0	526	$1,095	$2.08	13d	1	1.08mi
1469 6th Ave Oroville, CA	1.0	1.0	602	$995	$1.65	13d	1	1.26mi
1138 Elma St Apt 4 Oroville, CA	1.0	1.0	500	$975	$1.95	13d	1	1.27mi
501 Pomona Ave Unit 501_5 Oroville, CA	2.0	1.0	676	$1,125	$1.66	13d	1	1.30mi
11 Hemstalk Ct Oroville, CA	2.0	1.0	650	$1,100	$1.69	13d	1	1.34mi
650 Bird St Unit 4 Oroville, CA	1.0	1.0	510	$1,150	$2.25	13d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 112 DOM
2. 2026-06-18
   days on market $105,000 Active 111 DOM
3. 2026-06-17
   days on market $105,000 Active 110 DOM
4. 2026-06-16
   days on market $105,000 Active 109 DOM
5. 2026-06-15
   days on market $105,000 Active 108 DOM
6. 2026-06-14
   days on market $105,000 Active 106 DOM
7. 2026-06-13
   days on market $105,000 Active 105 DOM
8. 2026-06-10
   days on market $105,000 Active 103 DOM
9. 2026-06-09
   days on market $105,000 Active 102 DOM
10. 2026-06-08
    days on market $105,000 Active 101 DOM
11. 2026-06-07
    days on market $105,000 Active 100 DOM
12. 2026-06-03
    days on market $105,000 Active 96 DOM
13. 2026-06-02
    days on market $105,000 Active 95 DOM
14. 2026-06-01
    days on market $105,000 Active 94 DOM
15. 2026-05-31
    days on market $105,000 Active 93 DOM
16. 2026-05-30
    days on market $105,000 Active 92 DOM
17. 2026-04-22
    price $105,000
18. 2026-02-27
    listed $120,000 Active
19. 2024-07-12
    soldstatus $60,000
20. 2004-09-15
    soldstatus $30,500
21. 1993-03-02
    soldstatus $46,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$138/yr (+$11/mo · 20.8%)

ⓘ 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 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: $16,576
• − Mortgage interest: −$5,882
• − Property taxes: −$660
• − Insurance: −$525
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,055
• Taxable income: $3,802
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,390/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

+128.3% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $105,000 CRMLS
• 2026-02-27 Listed $120,000 CRMLS
• 2024-07-12 Sold (Public Records) $60,000 Public Records
• 2004-09-15 Sold (Public Records) $30,500 Public Records
• 1993-03-02 Sold (Public Records) $46,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $660 · +6.5% YoY. Source: county tax records.