3475 Roseben · Oroville, CA 95966

$160,000

3 bd · 2.5 ba · 1,760 sqft · SingleFamily public records · 24 Days on market

Built 1951 6,970 sqft lot Est $187k · 14% under

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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 +28.8/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Listing remarks

Investor opportunity with strong potential. This 3-bedroom, 2.5-bath home offers a spacious layout, fireplace, basement, and plenty of square footage for renovation possibilities. Compared to many fixer properties in the neighborhood, this home features more living space and additional bedrooms. The property does need significant repairs and updates, but the potential upside is there for the right buyer. Ideal for investors, flippers, or buyers looking to renovate and add value.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Property condition listed as fixer; No common walls (detached); Total units: 1
• Financial info: Assessments: Unknown
• HOA & community: Sidewalks in the neighborhood

Exterior

• Parking: Attached garage (1 car); 1 total parking space
• Utilities: Standard electric service; Public sewer; District/public water; Other utilities
• Home design: Single-story; Raised foundation; No accessory dwelling unit
• Construction: Raised foundation; Structure type: House; Year built source: Public records
• Exterior features: House; Corner lot; Lot density: 0-1 Unit/Acre; No pool

Interior

• Kitchen: No appliances included
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Wall heater; Evaporative cooling
• Interior features: One-level layout; Front entry; Basement; Living room with fireplace; Fixer condition
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 373 active listings in the ZIP; 3 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).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $186,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4555 Lincoln Blvd	0.73mi	4/2.0 (+1)	1,752 (-0%)	4mo	$185,000	$106	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $8,430
• Equity at exit: $23,857

10-year hold

• IRR: 14.3%
• Equity multiple: 2.16×
• Total profit: $51,817
• Equity at exit: $13,834

Cash invested: $44,800 (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: 373
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$285 /mo · $3,421/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $538

Break-even live

Break-even rent $1,507

Max offer price $160,000

Occupancy floor 70%

Sensitivity live

Price	-10% $629	-5% $583	+0% $538	+5% $493	+10% $448
Rent	-10% $365	-5% $452	+0% $538	+5% $625	+10% $711
Rate	-1.0pp $619	-0.5pp $579	base $538	+0.5pp $497	+1.0pp $454

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 High St Oroville, CA	3.0	2.0	1462	$1,850	$1.27	14d	1	1.22mi
1481 Montgomery St Oroville, CA	2.0	2.0	1440	$2,400	$1.67	14d	1	1.34mi
1120 Safford St Oroville, CA	4.0	2.5	2260	$2,450	$1.08	22d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $160,000 Active 24 DOM
2. 2026-06-18
   days on market $160,000 Active 23 DOM
3. 2026-06-17
   days on market $160,000 Active 22 DOM
4. 2026-06-16
   days on market $160,000 Active 21 DOM
5. 2026-06-15
   days on market $160,000 Active 20 DOM
6. 2026-06-14
   days on market $160,000 Active 18 DOM
7. 2026-06-13
   days on market $160,000 Active 17 DOM
8. 2026-06-10
   days on market $160,000 Active 15 DOM
9. 2026-06-09
   days on market $160,000 Active 14 DOM
10. 2026-06-08
    days on market $160,000 Active 13 DOM
11. 2026-06-07
    days on market $160,000 Active 12 DOM
12. 2026-06-03
    days on market $160,000 Active 8 DOM
13. 2026-06-02
    days on market $160,000 Active 7 DOM
14. 2026-06-01
    days on market $160,000 Active 6 DOM
15. 2026-05-31
    days on market $160,000 Active 5 DOM
16. 2026-05-30
    days on market $160,000 Active 4 DOM
17. 2026-05-26
    listed $160,000 Active

ⓘ 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: $3,421 · $285/mo
• Projected year-2 tax: $3,421 · $285/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 4/10 Moderate
• 🌡 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: $26,262
• − Mortgage interest: −$8,962
• − Property taxes: −$3,421
• − Insurance: −$800
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$4,655
• Taxable income: $4,222
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $5,444/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

1 event — show timeline

• 2026-05-26 Listed $160,000 CRMLS

Property tax history

+10.4%/yr

Latest (2025): $3,421 · +22.1% YoY. Source: county tax records.