1640 - 1642 High St · Oroville, CA 95965

$270,000

2 bd · 2.0 ba · 1,120 sqft · MultiFamily public records · 89 Days on market

Built 1930 3,049 sqft lot Est $270k · at est.

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.4/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

Key facts

• Convenient location
• Fenced-in backyard
• 3,049 sq ft lot

Tags

• FENCED-IN BACKYARD
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Separate meters for electricity and gas; Other utilities
• Home design: Duplex residential income property; Apartments subtype; 1 story; Built in 1930; Address: 1640-1642 High St, Oroville, CA 95965
• Construction: Year built 1930
• Exterior features: Sidewalk

Interior

• Kitchen: Free standing gas range; Free standing refrigerator
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 1 bedroom
• Flooring: Vinyl
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Vinyl flooring; Varies by unit for laundry locations
• Laundry & utility: Laundry arrangements vary by unit

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive. Per door: $11/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 $228k (15.7% below list).
• Recommended offer: $228k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: cost of living D, crime F, amenities 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.
• Zoned schools: Oroville High (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 936 students, 86% FRL).
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).
• At $2,276/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $8k 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 89 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask is 70% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $195k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $227,600 (15.7% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 16% 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 1930 — 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: 0.84% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $269,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1640 - 1642 High St	0.00mi	2/2.0	1,120 (0%)	1mo	$270,000	$241	100

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-44,946
• Equity at exit: $40,258

10-year hold

• IRR: -11.0%
• Equity multiple: 0.37×
• Total profit: $-47,644
• Equity at exit: $23,345

Cash invested: $75,600 (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: 19.8×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$248 /mo · $2,979/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $21

Break-even live

Break-even rent $2,249

Max offer price $270,000

Occupancy floor 94%

Sensitivity live

Price	-10% $174	-5% $98	+0% $21	+5% $-55	+10% $-131
Rent	-10% $-158	-5% $-69	+0% $21	+5% $111	+10% $201
Rate	-1.0pp $157	-0.5pp $90	base $21	+0.5pp $-49	+1.0pp $-120

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,276
Total (2 units)			$2,276

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	15d	1	0.20mi
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	15d	1	0.25mi
1150 Pine St Unit 02 Oroville, CA	2.0	1.0	800	$1,095	$1.37	23d	1	0.29mi
1355 Safford St Oroville, CA	2.0	1.0	826	$1,500	$1.82	15d	1	0.30mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	15d	1	0.71mi
1980 Fogg Ave Unit 2 Oroville, CA	2.0	1.0	700	$1,400	$2.00	15d	1	0.72mi
85 Tuscan Villa Dr Oroville, CA	2.0	1.0–1.5	915	$1,425	$1.56	15d	7	0.72mi
177 Oroview Dr Unit A Oroville, CA	2.0	1.0	750	$1,400	$1.87	15d	1	0.79mi
2737 Gilmore Ln Unit 1 Oroville, CA	2.0	1.0	720	$1,595	$2.22	15d	1	0.85mi
2739 Gilmore Ln Unit 4 Oroville, CA	2.0	1.0	720	$1,595	$2.22	15d	1	0.87mi
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	15d	1	0.94mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	15d	1	0.96mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	15d	1	1.11mi
83 Mono Ave Unit 3 Oroville, CA	2.0	1.0	720	$1,350	$1.88	15d	1	1.15mi
83 Mono Ave Unit 2 Oroville, CA	2.0	1.0	720	$1,295	$1.80	15d	1	1.15mi
150 Mono Ave Oroville, CA	2.0	1.0	999	$1,550	$1.55	15d	1	1.24mi
425 Nelson Ave Oroville, CA	2.0	1.0	703	$1,295	$1.84	15d	1	1.30mi

Listing history 9 events

1. 2025-08-14
   soldstatus $195,000
2. 2020-07-21
   soldstatus $156,000 Closed Sale 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

3. 2020-07-01
   status Pending Sale 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

4. 2020-06-22
   status Active 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

5. 2020-06-22
   price $164,900 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

6. 2020-06-07
   historical Active Under Contract 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

7. 2020-06-03
   listed $159,000 Active 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

8. 2020-06-03
   historical $159,000 629-char remark

   Show marketing remark (629 chars)

   1930 Craftsman Style Duplex for Sale in the heart of old town Oroville . Get a great buy on this 1120 sq ft duplex , each unit is an open 1 bd 1 ba with large kitchen area , the two units rent for $650.00 & $700.00 per month respectively with one unit going up to $700 in 3 months . each for a combined income of 1550.00 per month tenants pay gas and electric landlord pays water and garbage at a minimal expense the tenants are long term . this is a great investment and close to nearby historic sites oroville inn , state theater , chinese temple , feather river and lake oroville to name a few plus shopping and dining .

9. 2019-05-07
   soldstatus $75,000

ⓘ 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: $2,979 · $248/mo
• Projected year-2 tax: $2,979 · $248/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: $27,312
• − Mortgage interest: −$15,124
• − Property taxes: −$2,979
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$7,855
• Taxable loss: −$4,365
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $1,304/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

+160.0% since first listed

9 events — show timeline

• 2025-08-14 Sold (Public Records) $195,000 Public Records
• 2020-07-21 Sold (MLS) $156,000 CRMLS
• 2020-07-01 Pending — CRMLS
• 2020-06-22 Relisted — CRMLS
• 2020-06-22 Price Changed $164,900 CRMLS
• 2020-06-07 Contingent — CRMLS
• 2020-06-03 Listed $159,000 CRMLS
• 2020-06-03 Coming Soon $159,000 CRMLS
• 2019-05-07 Sold (Public Records) $75,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,979 · +2.9% YoY. Source: county tax records.