2611 Yard Street 2611 Yard St 2 Unit Apartment Building $399,900 ($199,950/Unit) 6.34% Cap Rate Oroville, CA 95966

2601–2611 Yard Street, Oroville, CA 95966 | Duplex | $399,900 | ~$200K/Door | GRM ~10.8x | Cap Rate ~6.3% (Verified) | Confirmed QOZ
Both units occupied. $3,095/month verified. The back unit received a complete 2025 interior renovation — not cosmetic, not surface-level — and the property-wide infrastructure improvements cover both units. This is a stabilized, income-producing duplex in a confirmed Opportunity Zone with three distinct value-add paths the buyer controls.
Verified Current Income
2601 (Back — Fully Renovated): $1,595/month · 1-year lease · No pets · No Section 8
2611 (Front — Value-Add): $1,500/month · Month-to-month · No rent increase in 2+ years
Combined: $3,095/mo | $37,140/yr | NOI ~$25,361 (verified actuals) | Cap Rate ~6.3%
2025 Capital Improvements — Property-Wide (Both Units) · All Permitted & Inspected
New electric heat pump — full central HVAC with all-new ductwork · Brand new sewer line (full replacement) · Brand new attic insulation · New parking pad (front: dedicated off-street; back: tandem driveway access)
2025 Interior Renovation — Back Unit (2601) · Complete
Granite kitchen countertops · New stainless steel refrigerator, range, and dishwasher · New stainless sink and tile backsplash · New garbage disposal · New sheet vinyl flooring throughout · All new interior paint — walls, doors, baseboards, ceiling, and kitchen cabinets · All-new modern black fixtures (cabinet knobs, lighting, faucet, door hinges) · New bathroom vanity and sink · Tub professionally re-coated · All electric except water heater
Additional Property Features
Separate electric and water meters (each unit) · 520 SF detached garage divided equally — one bay per unit, each with independent water heater for W/D connections · Double-pane windows throughout both units · New roof ~2018 · Newer exterior paint · Fully fenced backyard (2601 exclusive) · Grassy front yard (2611) · Private covered side patio both units · Quiet wide street, ample auxiliary parking · Walkability 76/100
Confirmed Opportunity Zone (QOZ)
Federally designated QOZ — confirmed via HUD mapping, documentation in hand. For qualifying investors structured through a Qualified Opportunity Fund: potential capital gains tax deferral and, for 10+ year holds, potential exclusion of appreciation from federal capital gains tax. Buyer and tax counsel to verify eligibility and structuring independently.
ADU — 3rd Income Stream
520 SF detached garage with independent power, water, and sewer from the alley. ADU feasibility confirmed by City of Oroville. Est. ~$1,300/mo potential — one of the most infrastructure-ready ADU opportunities in Butte County.
STR / Mid-Term Rental — Neighbor Proof of Concept
Adjacent identical duplex rents furnished at $2,500/unit/month — consistently occupied by traveling nurses (Oroville Hospital 0.8 mi), linemen students, and fire-displaced residents. STR gross potential ~$60,000/yr vs. $37,140 long-term. Active management required.
Location
0.5 mi — Historic Downtown Oroville (active revitalization) | 0.3 mi — Oroville School District | 0.7 mi — City Hall | 0.8 mi — Oroville Hospital | 0.8 mi — Feather River Trail | 2.0 mi — Butte County Admin
Deal Terms
$399,900 | Conventional + 1031 exchange welcome | APN 013-071-008-000 | MLS 225153217
Contact: Mark Fuller · Mark Fuller Real Estate · (916) 599-2181 · Mark@MarkFullerRealEstate.com · DRE #01734946