1547 2nd Ave · Oroville, CA 95965

$425,000

30 bd · 25.0 ba · 3,424 sqft · MultiFamily public records · 77 Days on market

Built 1959 6,098 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 +8.6/10.0
• 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

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

alue add opportunity RENTS ARE 20% BELOW MARKET! This 5 unit residential apartment complex is comprised of four 1 bedroom/ 1 bathroom units and one 2 bedroom/1 bathroom unit.. Currently, three 1/1 units rent for $500/month and the 4th 1/1 rents for $550/month. The 2/1 is renting at $550. Market rents are $560/unit for the 1/1 units and $600 for the 2/1 units, increasing potential income to $2,840/month. Owners pay water, sewer, garbage and yard maintenance. Great opportunity for investor or small exchange

Key facts

• Renovated in 2019
• Own meter for gas
• New appliances

Tags

• RENOVATED IN 2019
• GRANITE COUNTER TOPS
• NEW APPLIANCES
• OWN METER FOR GAS
• OWN METER FOR ELECTRIC

Property features AI

Finance

• Financial info: Property type: residential income with 5 or more units; Total of 5 units (4 one-bedroom units and 1 two-bedroom unit)
• HOA & community: No homeowners association

Exterior

• Parking: Five off-street parking spaces; Carport and covered parking
• Utilities: City utilities available; Natural gas connected; Public sewer; Public water with meter-paid water
• Home design: Multi-unit residential income property; Garden apartments; Two-story building; Built in 1959; Addressed as 1547 2nd Ave, Oroville, CA
• Construction: Originally constructed in 1959
• Exterior features: Sidewalks on the lot

Interior

• Kitchen: Free-standing gas oven; Free-standing gas range; Free-standing refrigerator
• Bedrooms: Four 1-bedroom units; One 2-bedroom unit
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: Four units with one full bathroom each (1-bed units); One unit with one full bathroom (2-bed unit)
• Heating & cooling: Wall furnace heating; Ceiling fans; Window air-conditioning units
• Interior features: Garden-apartment style residential income property; Shared laundry in common area; Ceiling fans and window cooling units; Wall furnace heating
• Laundry & utility: Laundry in a common area; Separate electric and gas meters

What this means for you Summary

Snapshot

• This is a 4×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $400k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• At $5,785/mo this rent would consume 130% 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 $13k 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 + 1.9% rent growth), your $119k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $150k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $399,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1959 — 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. 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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.24×
• Total profit: $29,093
• Equity at exit: $63,369

10-year hold

• IRR: 14.7%
• Equity multiple: 2.13×
• Total profit: $134,145
• Equity at exit: $36,746

Cash invested: $119,000 (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: 31.0×

Monthly cashflow live

• Estimated rent: $5,785 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$526 /mo · $6,316/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,215
• Net cashflow: $1,638

Break-even live

Break-even rent $3,712

Max offer price $425,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,879	-5% $1,758	+0% $1,638	+5% $1,518	+10% $1,397
Rent	-10% $1,181	-5% $1,409	+0% $1,638	+5% $1,867	+10% $2,095
Rate	-1.0pp $1,852	-0.5pp $1,746	base $1,638	+0.5pp $1,528	+1.0pp $1,416

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,576
1× unit	2	1	$1,210
Total (5 units)			$5,785

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-07
   statusdays on market $425,000 Pending 77 DOM
2. 2026-06-02
   days on market $425,000 Active 75 DOM
3. 2026-06-01
   days on market $425,000 Active 74 DOM
4. 2026-05-31
   days on market $425,000 Active 73 DOM
5. 2026-05-30
   days on market $425,000 Active 72 DOM
6. 2024-09-30
   historical
7. 2024-08-08
   price $565,000
8. 2024-07-04
   listed $575,000 Active
9. 2023-11-10
   historical $860
10. 2023-10-20
    listed $860
11. 2018-08-31
    soldstatus $285,000 510-char remark

    Show marketing remark (510 chars)

    alue add opportunity RENTS ARE 20% BELOW MARKET! This 5 unit residential apartment complex is comprised of four 1 bedroom/ 1 bathroom units and one 2 bedroom/1 bathroom unit.. Currently, three 1/1 units rent for $500/month and the 4th 1/1 rents for $550/month. The 2/1 is renting at $550. Market rents are $560/unit for the 1/1 units and $600 for the 2/1 units, increasing potential income to $2,840/month. Owners pay water, sewer, garbage and yard maintenance. Great opportunity for investor or small exchange

12. 2018-08-31
    soldstatus $285,000 Closed Sale

    Show marketing remark (510 chars)

    alue add opportunity RENTS ARE 20% BELOW MARKET! This 5 unit residential apartment complex is comprised of four 1 bedroom/ 1 bathroom units and one 2 bedroom/1 bathroom unit.. Currently, three 1/1 units rent for $500/month and the 4th 1/1 rents for $550/month. The 2/1 is renting at $550. Market rents are $560/unit for the 1/1 units and $600 for the 2/1 units, increasing potential income to $2,840/month. Owners pay water, sewer, garbage and yard maintenance. Great opportunity for investor or small exchange

13. 2018-08-31
    soldstatus $285,000

    Show marketing remark (510 chars)

    alue add opportunity RENTS ARE 20% BELOW MARKET! This 5 unit residential apartment complex is comprised of four 1 bedroom/ 1 bathroom units and one 2 bedroom/1 bathroom unit.. Currently, three 1/1 units rent for $500/month and the 4th 1/1 rents for $550/month. The 2/1 is renting at $550. Market rents are $560/unit for the 1/1 units and $600 for the 2/1 units, increasing potential income to $2,840/month. Owners pay water, sewer, garbage and yard maintenance. Great opportunity for investor or small exchange

14. 2018-08-23
    status Pending Sale
15. 2018-07-24
    price $299,000
16. 2018-06-22
    price $309,000
17. 2018-05-29
    status Active
18. 2018-05-16
    status Pending Sale
19. 2018-04-25
    listed $299,000 510-char remark

    Show marketing remark (510 chars)

    alue add opportunity RENTS ARE 20% BELOW MARKET! This 5 unit residential apartment complex is comprised of four 1 bedroom/ 1 bathroom units and one 2 bedroom/1 bathroom unit.. Currently, three 1/1 units rent for $500/month and the 4th 1/1 rents for $550/month. The 2/1 is renting at $550. Market rents are $560/unit for the 1/1 units and $600 for the 2/1 units, increasing potential income to $2,840/month. Owners pay water, sewer, garbage and yard maintenance. Great opportunity for investor or small exchange

20. 2018-04-25
    listed $335,000 Active

    Show marketing remark (510 chars)

    alue add opportunity RENTS ARE 20% BELOW MARKET! This 5 unit residential apartment complex is comprised of four 1 bedroom/ 1 bathroom units and one 2 bedroom/1 bathroom unit.. Currently, three 1/1 units rent for $500/month and the 4th 1/1 rents for $550/month. The 2/1 is renting at $550. Market rents are $560/unit for the 1/1 units and $600 for the 2/1 units, increasing potential income to $2,840/month. Owners pay water, sewer, garbage and yard maintenance. Great opportunity for investor or small exchange

21. 2018-04-19
    soldstatus $215,000
22. 2005-04-18
    soldstatus $150,000
23. 2002-07-22
    soldstatus $150,000

ⓘ 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: $6,316 · $526/mo
• Projected year-2 tax: $6,316 · $526/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 8/10 Severe
• 🌡 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: $69,420
• − Mortgage interest: −$23,807
• − Property taxes: −$6,316
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,554
• − Management: −$5,554
• − Depreciation: −$12,364
• Taxable income: $13,702
• Est. tax owed @ 24.0%: −$3,288
• After-tax cash flow: $16,368/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
• 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

+276.7% since first listed

18 events — show timeline

• 2024-09-30 Listing Removed — CRMLS
• 2024-08-08 Price Changed $565,000 CRMLS
• 2024-07-04 Listed $575,000 CRMLS
• 2023-11-10 Rental Removed $860 APPFOLIO
• 2023-10-20 Listed for Rent $860 APPFOLIO
• 2018-08-31 Sold (Public Records) $285,000 Public Records
• 2018-08-31 Sold (MLS) $285,000 CRMLS
• 2018-08-31 Sold (MLS) $285,000 SDMLS
• 2018-08-23 Pending — CRMLS
• 2018-07-24 Price Changed $299,000 CRMLS
• 2018-06-22 Price Changed $309,000 CRMLS
• 2018-05-29 Relisted — CRMLS
• 2018-05-16 Pending — CRMLS
• 2018-04-25 Listed $335,000 CRMLS
• 2018-04-25 Listed $299,000 SDMLS
• 2018-04-19 Sold (Public Records) $215,000 Public Records
• 2005-04-18 Sold (Public Records) $150,000 Public Records
• 2002-07-22 Sold (Public Records) $150,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,316 · +3.2% YoY. Source: county tax records.