8831 State Highway 70 #17 · Marysville, CA 95901

$65,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 113 Days on market

Built 1979 Fair condition ↓ 54% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE REDUCTION! SELLER MOTIVATED! Spacious double-wide mobile home located in the quiet 55+ community of Country Village Mobile Home Park, offering a peaceful country-living feel just outside of town. This charming 3-bedroom, 2 full-bath home features new wood laminate flooring and an open-concept floor plan that creates a bright and inviting living space. Enjoy central heating and air, an indoor laundry area, and generously sized living and dining areas designed for comfort and convenience. Step outside to relax on the covered deck, with a covered carport providing protected parking. The property also includes a hot tub and storage sheds for added functionality. Community amenities include guest parking, and space rent covers water, sewer, and trash for added value. Don’t miss this fantastic opportunity to own in a desirable 55+ park. Home is being sold AS-IS. Living and dining rooms have been virtually staged.

Key facts

• Covered deck
• Open floor plan
• Hot tub

Tags

• NEW WOOD LAMINATE FLOORING
• OPEN FLOOR PLAN
• COVERED DECK
• COVERED CARPORT
• HOT TUB
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 3.7% in Marysville — 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 68/100 on livability (#293 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime F, amenities F, employment D-.
• Marysville Joint Unified (suburban): math 14% / reading 28% proficiency, ranked #455 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Covillaud Elementary (math 23% / reading 39%, grade F, #821 of 1,571 statewide, top 53%, 519 students, 70% FRL); Anna Mckenney Intermediate (math 11% / reading 33%, grade F, #388 of 498 statewide, top 80%, 560 students, 76% FRL); Marysville High (math 12% / reading 52%, grade F, #674 of 1,170 statewide, top 59%, 1,028 students, 61% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 256 active listings in the ZIP; 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yuba County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.23% ✓
• Cap rate: 28.59%
• Cash-on-cash: 79.62%
• DSCR: 4.54
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 78.5%
• Equity multiple: 4.52×
• Total profit: $64,053
• Equity at exit: $9,692

10-year hold

• IRR: 81.7%
• Equity multiple: 8.99×
• Total profit: $145,483
• Equity at exit: $5,620

Cash invested: $18,200 (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 95901

• Rents YoY: 1.9%
• Active inventory: 256
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,208

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,253	-5% $1,230	+0% $1,208	+5% $1,185	+10% $1,163
Rent	-10% $1,042	-5% $1,125	+0% $1,208	+5% $1,290	+10% $1,373
Rate	-1.0pp $1,240	-0.5pp $1,224	base $1,208	+0.5pp $1,191	+1.0pp $1,174

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 113 DOM
2. 2026-06-19
   days on market $65,000 Active 111 DOM
3. 2026-06-18
   days on market $65,000 Active 110 DOM
4. 2026-06-17
   days on market $65,000 Active 109 DOM
5. 2026-06-16
   days on market $65,000 Active 108 DOM
6. 2026-06-15
   days on market $65,000 Active 107 DOM
7. 2026-06-14
   days on market $65,000 Active 105 DOM
8. 2026-06-13
   days on market $65,000 Active 104 DOM
9. 2026-06-10
   days on market $65,000 Active 102 DOM
10. 2026-06-09
    days on market $65,000 Active 101 DOM
11. 2026-06-08
    days on market $65,000 Active 100 DOM
12. 2026-06-07
    days on market $65,000 Active 99 DOM
13. 2026-06-05
    days on market $65,000 Active 96 DOM
14. 2026-06-03
    days on market $65,000 Active 95 DOM
15. 2026-06-02
    days on market $65,000 Active 94 DOM
16. 2026-06-01
    days on market $65,000 Active 93 DOM
17. 2026-05-31
    days on market $65,000 Active 92 DOM
18. 2026-05-30
    days on market $65,000 Active 91 DOM
19. 2026-03-18
    price $65,000 937-char remark

    Show marketing remark (937 chars)

    HUGE PRICE REDUCTION! SELLER MOTIVATED! Spacious double-wide mobile home located in the quiet 55+ community of Country Village Mobile Home Park, offering a peaceful country-living feel just outside of town. This charming 3-bedroom, 2 full-bath home features new wood laminate flooring and an open-concept floor plan that creates a bright and inviting living space. Enjoy central heating and air, an indoor laundry area, and generously sized living and dining areas designed for comfort and convenience. Step outside to relax on the covered deck, with a covered carport providing protected parking. The property also includes a hot tub and storage sheds for added functionality. Community amenities include guest parking, and space rent covers water, sewer, and trash for added value. Don’t miss this fantastic opportunity to own in a desirable 55+ park. Home is being sold AS-IS. Living and dining rooms have been virtually staged.

20. 2026-02-28
    listed $139,999 Active 937-char remark

    Show marketing remark (937 chars)

    HUGE PRICE REDUCTION! SELLER MOTIVATED! Spacious double-wide mobile home located in the quiet 55+ community of Country Village Mobile Home Park, offering a peaceful country-living feel just outside of town. This charming 3-bedroom, 2 full-bath home features new wood laminate flooring and an open-concept floor plan that creates a bright and inviting living space. Enjoy central heating and air, an indoor laundry area, and generously sized living and dining areas designed for comfort and convenience. Step outside to relax on the covered deck, with a covered carport providing protected parking. The property also includes a hot tub and storage sheds for added functionality. Community amenities include guest parking, and space rent covers water, sewer, and trash for added value. Don’t miss this fantastic opportunity to own in a desirable 55+ park. Home is being sold AS-IS. Living and dining rooms have been virtually staged.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,166
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$1,891
• Taxable income: $14,308
• Est. tax owed @ 24.0%: −$3,434
• After-tax cash flow: $11,057/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including repairs to the driveway and landscaping, as well as updates to the kitchen, bathroom, and flooring. These improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major Driveway — Cracked and in need of repair
• Major Landscaping — Overgrown and in need of trimming
• Major Kitchen cabinets — Old and outdated
• Major Bathroom fixtures — Basic and outdated
• Major Flooring — Worn-out and in need of replacement

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale Replace kitchen cabinets — New cabinets can improve the home's functionality and aesthetic
• Resale Upgrade bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality
• Resale Replace flooring — New flooring can improve the home's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Cracked and in need of repair	Major	$15,000–50,000
Landscaping · Overgrown and in need of trimming	Major	$15,000–50,000
Kitchen cabinets · Old and outdated	Major	$15,000–50,000
Bathroom fixtures · Basic and outdated	Major	$15,000–50,000
Flooring · Worn-out and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale Replace kitchen cabinets — New cabinets can improve the home's functionality and aesthetic ↑
• Resale Upgrade bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality ↑
• Resale Replace flooring — New flooring can improve the home's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marysville Joint Unified
• NCES district ID: 0624090
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $44,598
• Composite: 18.18/100
• National rank: #8961
• State rank: #455 of 517 in CA

Livability — Marysville

• Score: 68/100
• State rank: #293
• US rank: #9846

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment D- Housing A+ Health & safety B- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yuba County · 71,731 people
• Metro: Yuba City, CA
• Population (ZIP): 37,732
• Household income: $69,776
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1190.0

Population outlook (Yuba County) Hauer SSP2

• Today (2025): 75,432 people
• By 2030: 75,358 · -0.1%
• By 2040: 74,643 · -1.0%
• By 2050: 72,937 · -3.3%
• By 2075: 66,368 · -12.0%
• By 2100: 54,524 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 28% Two or more races 17% Asian 9% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 1% Russian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 5% Other Indo-European 1%

Political lean MEDSL · Yuba

• 2024 margin: Strong R (+25.8) · D 35.7% · R 61.5% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -14.7pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+21.6 2016: R+24.1 2012: R+19.5 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.01%
• Current HPI: 203.7684
• Rent YoY: ▲ 1.87%
• Metro: Yuba City, 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

-53.6% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $65,000 CRMLS
• 2026-02-28 Listed $139,999 CRMLS