1377 Norton · Oroville, CA 95966

$299,900

5 bd · 3.0 ba · 1,939 sqft · MultiFamily public records · 78 Days on market

Built 1915 10,454 sqft lot

---

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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Turnkey income-producing duplex in a prime Oroville location! This well-maintained property features a spacious 3-bedroom/2-bath unit and a comfortable 2-bedroom/1-bath unit. Both units have central HVAC and tile flooring throughout for easy maintenance and low turnover costs. Long-term tenants in place provide immediate strong cash flow with a 9.9% cap rate. Perfect for investors seeking stable returns. Conveniently located near Oroville High School, the Feather River, and downtown Oroville—offering easy access to schools, recreation, dining, and amenities. Don't miss this opportunity for reliable income in a desirable area.

Key facts

• Central hvac
• Strong cash flow
• Tile flooring

Tags

• INCOME PRODUCING DUPLEX
• CENTRAL HVAC
• TILE FLOORING
• STRONG CASH FLOW
• PRIME LOCATION
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Total building area: 1,939 (per listing data); One building on the parcel; One common wall
• Financial info: Property has 2 units; Gross scheduled income: $35,400; Gross income: $35,400; Net operating income: $29,603; Operating/total expenses approx. $5,797–$5,800; Tenant pays gas, water, cable TV and electricity; Rent control applies; Example unit rent shown: $2,950 (unfurnished)
• HOA & community: Community access to horse trails, golf course, biking, hiking, fishing and foothills

Exterior

• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Cable available; Separate water, gas and electric meters for units
• Home design: Attached property; Single-story; Raised entry
• Construction: Stucco exterior; Composition roof; Raised foundation; Built (year per assessor)
• Exterior features: Corner lot; Average-condition fencing; No pool

Interior

• Kitchen: Gas range
• Bedrooms: Main floor bedroom
• Flooring: Tile
• Bathrooms: 3 full bathrooms (in unit)
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceramic countertops; Front entry; One-level home
• Laundry & utility: Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 1×2bd/1ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive. Per door: $136/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (2.1% below list).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 372 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 $2,937/mo this rent would consume 54% 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.
• Current owner paid $180k; list at $300k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $281,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1915 — 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: 0.98% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.5

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-31,194
• Equity at exit: $44,716

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-4,674
• Equity at exit: $25,930

Cash invested: $83,972 (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: 16.2×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$350 /mo · $4,197/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $273

Break-even live

Break-even rent $2,592

Max offer price $299,900

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,542
1× unit	2	1	$1,396
Total (2 units)			$2,937

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2590 Oro Ave Oroville, CA	5.0	2.0	1828	$2,000	$1.09	21d	1	0.35mi
1120 Safford St Oroville, CA	4.0	2.5	2260	$2,450	$1.08	21d	1	1.00mi

Listing history 35 events

1. 2026-06-19
   days on market $299,900 Active 78 DOM
2. 2026-06-18
   days on market $299,900 Active 77 DOM
3. 2026-06-17
   days on market $299,900 Active 76 DOM
4. 2026-06-16
   days on market $299,900 Active 75 DOM
5. 2026-06-15
   days on market $299,900 Active 74 DOM
6. 2026-06-14
   days on market $299,900 Active 72 DOM
7. 2026-06-13
   days on market $299,900 Active 71 DOM
8. 2026-06-10
   days on market $299,900 Active 69 DOM
9. 2026-06-09
   days on market $299,900 Active 68 DOM
10. 2026-06-08
    days on market $299,900 Active 67 DOM
11. 2026-06-07
    days on market $299,900 Active 66 DOM
12. 2026-06-02
    days on market $299,900 Active 61 DOM
13. 2026-06-01
    days on market $299,900 Active 60 DOM
14. 2026-05-31
    days on market $299,900 Active 59 DOM
15. 2026-05-30
    days on market $299,900 Active 58 DOM
16. 2026-04-02
    listed $299,900 Active
17. 2016-12-15
    historical
18. 2016-12-15
    historical
19. 2015-10-09
    price $149,000
20. 2015-07-20
    status Active
21. 2015-06-23
    historical Active Under Contract
22. 2015-06-18
    listed $159,000 Active
23. 2015-06-15
    listed $149,000
24. 2009-01-30
    soldstatus $180,000
25. 2008-07-31
    listed $204,900
26. 2007-09-11
    historical
27. 2007-06-11
    listed $285,000
28. 2006-05-10
    soldstatus $242,000
29. 2006-05-10
    soldstatus $242,000
30. 2006-03-13
    listed $250,000
31. 2006-03-12
    historical
32. 2006-01-12
    historical
33. 2006-01-12
    listed $250,000
34. 2006-01-12
    listed $250,000
35. 2003-06-26
    soldstatus $90,000

ⓘ 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: $4,197 · $350/mo
• Projected year-2 tax: $4,197 · $350/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 10/10 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 29 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,244
• − Mortgage interest: −$16,799
• − Property taxes: −$4,197
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − Depreciation: −$8,724
• Taxable loss: −$1,615
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $3,661/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

+233.2% since first listed

20 events — show timeline

• 2026-04-02 Listed $299,900 CRMLS
• 2016-12-15 Listing Removed — CRMLS
• 2016-12-15 Listing Removed — SDMLS
• 2015-10-09 Price Changed $149,000 CRMLS
• 2015-07-20 Relisted — CRMLS
• 2015-06-23 Contingent — CRMLS
• 2015-06-18 Listed $159,000 CRMLS
• 2015-06-15 Listed $149,000 SDMLS
• 2009-01-30 Sold (MLS) $180,000 CRMLS
• 2008-07-31 Listed $204,900 CRMLS
• 2007-09-11 Listing Removed — CRMLS
• 2007-06-11 Listed $285,000 CRMLS
• 2006-05-10 Sold (Public Records) $242,000 Public Records
• 2006-05-10 Sold (MLS) $242,000 CRMLS
• 2006-03-13 Listed $250,000 CRMLS
• 2006-03-12 Listing Removed — CRMLS
• 2006-01-12 Listing Removed — CRMLS
• 2006-01-12 Listed $250,000 CRMLS
• 2006-01-12 Listed $250,000 CRMLS
• 2003-06-26 Sold (Public Records) $90,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,197 · +5.8% YoY. Source: county tax records.