1190 Pomona Ave · Oroville, CA 95965

$269,000

4 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 45 Days on market

Built 1977 8,712 sqft lot Est $269k · 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• 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

Owner May Finance DUPLEX!!! Easy owner carry terms on this property. Tenants in place. Need to create your own retirement plan? Add this property to your retirement portfolio. City limits. Walking distance to park, schools, daycare facilities and town. Just across the street from Harrison Stadium. Each duplex consists of 2 bedrooms, 1 bathroom at about 700sf each. Tenants pay $800 & $750mo rents. There is an attached laundry room at left of structure. No coin operated laundry units; but can be installed if desired. 3 power meters. One to each unit and one serving the laundry room. Rear yard areas for each unit. Chain link fencing with wood surround. Front off street parking for 4 cars. Trashcan enclosure. Privacy bush buffers road. Newer composition roof installed in recent years past. Exterior of building is stucco. Parking area and landscaping could use a little TLC. Owner managed units. Same owner for nearly 30 years. This may not be a super cash flow property, but this could pay itself off over time to add to your retirement portfolio. Owner wants to carry the note. So an opportunity for someone for sure! Seller does not want to nor cares to cash out. Great opportunity for the individual trying to avoid lender & appraisal fees as well as the hurdles and time involved with obtaining a traditional loan. Discuss with agent on loan terms being offered by seller as specified in private MLS comments. Income and Expense information are rough estimates.

Key facts

• Rear yard area
• Three power meters
• 8,712 sq ft lot

Tags

• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO TOWN
• ATTACHED LAUNDRY ROOM
• THREE POWER METERS
• REAR YARD AREA

Property features AI

Finance

• Other: Subject to land lease; Property under rent control
• Financial info: Property operates as a two-unit income property; Gross scheduled income: $20,040; Gross income: $20,040; Net operating income: $16,780; Operating expenses: $3,260 (includes insurance $1,400; water/sewer $900; trash $960); Unit rents listed: one unit at $810, one unit at $860
• HOA & community: Street lighting and sidewalks in the community

Exterior

• Parking: Off-street paved parking; Four uncovered parking spaces
• Security: No security features provided
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected; Telephone on property; One separate water meter; Three separate gas meters; Three separate electric meters
• Home design: Attached multi-unit property; Single-story building; No ADU
• Construction: Stucco exterior; Composition roof; Concrete slab foundation; Building contains one structure; Built year per assessor (year not specified)
• Exterior features: Level/flat lot; Rectangular lot shape; Lot fronts the street; Near public transit; No pool

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (each unit listed as 2 beds)
• Flooring: No flooring details provided
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Wall heater; Wall/window cooling units
• Interior features: One-level property; Living room; Entry at ground level; One common wall (attached property)
• Laundry & utility: On-site community laundry (see remarks); Tenants pay gas and electricity

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $48 ($582/yr) — positive. Per door: $24/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 $242k (10.0% below list).
• Recommended offer: $242k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 6 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).
• At $2,422/mo this rent would consume 55% 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 45 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• 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 $242,200 (10.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 10% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $269,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 Park Ave	0.64mi	4/2.0	1,524 (+6%)	21mo	$285,000	$187	42

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-43,161
• Equity at exit: $40,109

10-year hold

• IRR: -10.1%
• Equity multiple: 0.41×
• Total profit: $-44,275
• Equity at exit: $23,258

Cash invested: $75,320 (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: 18.5×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $48

Break-even live

Break-even rent $2,361

Max offer price $269,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,422
Total (2 units)			$2,422

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.04mi
2850 Myers St Oroville, CA	3.0	2.0	1095	$2,200	$2.01	13d	1	0.79mi
2590 Oro Ave Oroville, CA	5.0	2.0	1828	$2,000	$1.09	21d	1	0.79mi
3250 Spencer Ave Oroville, CA	3.0	1.0	900	$1,400	$1.56	13d	1	0.99mi
2127 B St Oroville, CA	3.0	2.0	980	$1,400	$1.43	13d	1	1.00mi
1945 Fort Wayne St Oroville, CA	3.0	1.0	876	$1,950	$2.23	13d	1	1.09mi

Listing history 27 events

1. 2026-06-19
   days on market $269,000 Active 45 DOM
2. 2026-06-18
   days on market $269,000 Active 44 DOM
3. 2026-06-17
   days on market $269,000 Active 43 DOM
4. 2026-06-16
   days on market $269,000 Active 42 DOM
5. 2026-06-15
   days on market $269,000 Active 41 DOM
6. 2026-06-14
   days on market $269,000 Active 39 DOM
7. 2026-06-13
   days on market $269,000 Active 38 DOM
8. 2026-06-10
   days on market $269,000 Active 36 DOM
9. 2026-06-09
   days on market $269,000 Active 35 DOM
10. 2026-06-08
    days on market $269,000 Active 34 DOM
11. 2026-06-07
    days on market $269,000 Active 33 DOM
12. 2026-06-02
    days on market $269,000 Active 28 DOM
13. 2026-06-01
    days on market $269,000 Active 27 DOM
14. 2026-05-31
    days on market $269,000 Active 26 DOM
15. 2026-05-30
    days on market $269,000 Active 25 DOM
16. 2026-05-05
    listed $269,000 Active
17. 2020-02-14
    soldstatus $250,000 Closed Sale 1485-char remark

    Show marketing remark (1485 chars)

    Owner May Finance DUPLEX!!! Easy owner carry terms on this property. Tenants in place. Need to create your own retirement plan? Add this property to your retirement portfolio. City limits. Walking distance to park, schools, daycare facilities and town. Just across the street from Harrison Stadium. Each duplex consists of 2 bedrooms, 1 bathroom at about 700sf each. Tenants pay $800 & $750mo rents. There is an attached laundry room at left of structure. No coin operated laundry units; but can be installed if desired. 3 power meters. One to each unit and one serving the laundry room. Rear yard areas for each unit. Chain link fencing with wood surround. Front off street parking for 4 cars. Trashcan enclosure. Privacy bush buffers road. Newer composition roof installed in recent years past. Exterior of building is stucco. Parking area and landscaping could use a little TLC. Owner managed units. Same owner for nearly 30 years. This may not be a super cash flow property, but this could pay itself off over time to add to your retirement portfolio. Owner wants to carry the note. So an opportunity for someone for sure! Seller does not want to nor cares to cash out. Great opportunity for the individual trying to avoid lender & appraisal fees as well as the hurdles and time involved with obtaining a traditional loan. Discuss with agent on loan terms being offered by seller as specified in private MLS comments. Income and Expense information are rough estimates.

18. 2020-02-14
    soldstatus $250,000

    Show marketing remark (1485 chars)

    Owner May Finance DUPLEX!!! Easy owner carry terms on this property. Tenants in place. Need to create your own retirement plan? Add this property to your retirement portfolio. City limits. Walking distance to park, schools, daycare facilities and town. Just across the street from Harrison Stadium. Each duplex consists of 2 bedrooms, 1 bathroom at about 700sf each. Tenants pay $800 & $750mo rents. There is an attached laundry room at left of structure. No coin operated laundry units; but can be installed if desired. 3 power meters. One to each unit and one serving the laundry room. Rear yard areas for each unit. Chain link fencing with wood surround. Front off street parking for 4 cars. Trashcan enclosure. Privacy bush buffers road. Newer composition roof installed in recent years past. Exterior of building is stucco. Parking area and landscaping could use a little TLC. Owner managed units. Same owner for nearly 30 years. This may not be a super cash flow property, but this could pay itself off over time to add to your retirement portfolio. Owner wants to carry the note. So an opportunity for someone for sure! Seller does not want to nor cares to cash out. Great opportunity for the individual trying to avoid lender & appraisal fees as well as the hurdles and time involved with obtaining a traditional loan. Discuss with agent on loan terms being offered by seller as specified in private MLS comments. Income and Expense information are rough estimates.

19. 2020-02-01
    status Pending Sale 1485-char remark

    Show marketing remark (1485 chars)

    Owner May Finance DUPLEX!!! Easy owner carry terms on this property. Tenants in place. Need to create your own retirement plan? Add this property to your retirement portfolio. City limits. Walking distance to park, schools, daycare facilities and town. Just across the street from Harrison Stadium. Each duplex consists of 2 bedrooms, 1 bathroom at about 700sf each. Tenants pay $800 & $750mo rents. There is an attached laundry room at left of structure. No coin operated laundry units; but can be installed if desired. 3 power meters. One to each unit and one serving the laundry room. Rear yard areas for each unit. Chain link fencing with wood surround. Front off street parking for 4 cars. Trashcan enclosure. Privacy bush buffers road. Newer composition roof installed in recent years past. Exterior of building is stucco. Parking area and landscaping could use a little TLC. Owner managed units. Same owner for nearly 30 years. This may not be a super cash flow property, but this could pay itself off over time to add to your retirement portfolio. Owner wants to carry the note. So an opportunity for someone for sure! Seller does not want to nor cares to cash out. Great opportunity for the individual trying to avoid lender & appraisal fees as well as the hurdles and time involved with obtaining a traditional loan. Discuss with agent on loan terms being offered by seller as specified in private MLS comments. Income and Expense information are rough estimates.

20. 2020-01-24
    listed $259,000 Active 1485-char remark

    Show marketing remark (1485 chars)

    Owner May Finance DUPLEX!!! Easy owner carry terms on this property. Tenants in place. Need to create your own retirement plan? Add this property to your retirement portfolio. City limits. Walking distance to park, schools, daycare facilities and town. Just across the street from Harrison Stadium. Each duplex consists of 2 bedrooms, 1 bathroom at about 700sf each. Tenants pay $800 & $750mo rents. There is an attached laundry room at left of structure. No coin operated laundry units; but can be installed if desired. 3 power meters. One to each unit and one serving the laundry room. Rear yard areas for each unit. Chain link fencing with wood surround. Front off street parking for 4 cars. Trashcan enclosure. Privacy bush buffers road. Newer composition roof installed in recent years past. Exterior of building is stucco. Parking area and landscaping could use a little TLC. Owner managed units. Same owner for nearly 30 years. This may not be a super cash flow property, but this could pay itself off over time to add to your retirement portfolio. Owner wants to carry the note. So an opportunity for someone for sure! Seller does not want to nor cares to cash out. Great opportunity for the individual trying to avoid lender & appraisal fees as well as the hurdles and time involved with obtaining a traditional loan. Discuss with agent on loan terms being offered by seller as specified in private MLS comments. Income and Expense information are rough estimates.

21. 2019-09-30
    historical
22. 2019-09-30
    historical
23. 2019-06-04
    price $244,900
24. 2019-04-14
    price $245,000
25. 2019-03-16
    listed $244,900
26. 2019-03-16
    listed $250,000 Active
27. 1989-02-28
    soldstatus $51,000

ⓘ 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: $4,106 · $342/mo
• Projected year-2 tax: $4,106 · $342/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 (shaded) · 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: $29,064
• − Mortgage interest: −$15,068
• − Property taxes: −$4,106
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$7,825
• Taxable loss: −$3,931
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $1,525/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

+427.5% since first listed

12 events — show timeline

• 2026-05-05 Listed $269,000 CRMLS
• 2020-02-14 Sold (Public Records) $250,000 Public Records
• 2020-02-14 Sold (MLS) $250,000 CRMLS
• 2020-02-01 Pending — CRMLS
• 2020-01-24 Listed $259,000 CRMLS
• 2019-09-30 Listing Removed — CRMLS
• 2019-09-30 Listing Removed — SDMLS
• 2019-06-04 Price Changed $244,900 CRMLS
• 2019-04-14 Price Changed $245,000 CRMLS
• 2019-03-16 Listed $250,000 CRMLS
• 2019-03-16 Listed $244,900 SDMLS
• 1989-02-28 Sold (Public Records) $51,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $4,106 · +2.3% YoY. Source: county tax records.