3120 Live Oak Blvd #2 · Yuba City, CA 95991

$150,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 6 Days on market

Built 1989 Good condition 3,877 sqft lot Est $140k · 7% over

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +4.2/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into your ideal home at Vale Wayne Estates, a highly desirable senior park! This spacious 2-bedroom, 2-bath manufactured home welcomes you with soaring cathedral ceilings and large windows that flood the living room with natural light. The kitchen is ready for your culinary creations, and the master bedroom offers a peaceful retreat with its own bath. Unwind on your shaded front porch and soak in the community's charm. Don't miss outschedule your tour today and make this your next home!

Key facts

• 3,877 sq ft lot
• 2 parking spots
• Built 1989

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount present but property indicated as not land lease)

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public water; Public sewer; 220V outlet in laundry; Cable connected; Internet available; Natural gas connected
• Home design: Manufactured in park (double wide); Fleetwood Sandal Wood model; Built in 1989
• Construction: Wood skirting
• Exterior features: Composition roof; Shed(s) on property; Lot features: Other

Interior

• Kitchen: Free standing gas range; Range hood; Dishwasher
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Bathtub and tub/shower over combination
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Cathedral/vaulted living room ceiling with open beam detail; Skylight in kitchen; Covered deck; Pets allowed
• Laundry & utility: Laundry hookups inside (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.2% vs local median 3.6% in Yuba City — 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 75/100 on livability (#111 in CA, #3,863 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, schools D, cost of living F.
• Yuba City Unified (urban): math 20% / reading 53% proficiency, ranked #263 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 149 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $4k of value loss. Plan a longer hold.
• Sutter County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3120 Live Oak Blvd #167	0.16mi	3/2.0 (+1)	1,338 (-0%)	8mo	$140,000	$105	80
1155 Pease Rd #224	0.34mi	2/2.0	1,320 (-2%)	4mo	$100,000	$76	78
3120 Live Oak Blvd #20	0.04mi	2/2.0	1,440 (+7%)	11mo	$202,000	$140	77
3120 Live Oak #44	0.21mi	3/2.0 (+1)	1,440 (+7%)	13mo	$177,500	$123	62
3120 Live Oak Blvd #23	0.04mi	2/2.0	1,536 (+14%)	15mo	$160,000	$104	62
1155 Pease Rd #109	0.40mi	2/2.0	1,224 (-9%)	6mo	$127,150	$104	62
3120 Live Oak Blvd #126	0.13mi	2/2.0	1,508 (+12%)	16mo	$199,000	$132	60
3120 Live Oak Blvd #142	0.10mi	3/2.0 (+1)	1,490 (+11%)	17mo	$170,000	$114	58
1155 Pease Rd #502	0.25mi	2/2.0	1,152 (-14%)	9mo	$67,000	$58	57
1155 Pease Rd #118	0.38mi	2/2.0	1,200 (-11%)	9mo	$51,000	$43	57
1155 Pease Rd #517	0.34mi	3/2.0 (+1)	1,536 (+14%)	5mo	$95,000	$62	51
1155 Pease Rd #12	0.34mi	3/2.0 (+1)	1,536 (+14%)	16mo	$115,000	$75	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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,455
• Equity at exit: $22,365

10-year hold

• IRR: 11.2%
• Equity multiple: 1.83×
• Total profit: $34,688
• Equity at exit: $12,969

Cash invested: $42,000 (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 95991

• Rents YoY: 1.8%
• Active inventory: 149
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $488

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $591	-5% $539	+0% $488	+5% $436	+10% $384
Rent	-10% $335	-5% $411	+0% $488	+5% $564	+10% $640
Rate	-1.0pp $563	-0.5pp $526	base $488	+0.5pp $449	+1.0pp $409

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	44d	1	0.88mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	44d	1	1.00mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	22d	1	1.01mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	44d	1	1.06mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	22d	1	1.13mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	22d	1	1.23mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	44d	1	1.28mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	44d	1	1.29mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	44d	1	1.34mi
345 Grant Way Unit 22 Yuba City, CA	2.0	1.0	900	$1,395	$1.55	14d	1	1.45mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,495	$1.64	22d	1	1.48mi

Listing history 6 events

1. 2026-06-21
   days on market $150,000 Active 6 DOM
2. 2026-06-19
   days on market $150,000 Active 4 DOM
3. 2026-06-18
   days on market $150,000 Active 3 DOM
4. 2026-06-17
   days on market $150,000 Active 2 DOM
5. 2026-06-15
   remarks 496-char remark
6. 2026-06-15
   listed $150,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,152
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$4,364
• Taxable income: $3,682
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $4,967/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. Painting the exterior and replacing the carpet would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ 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: Yuba City Unified
• NCES district ID: 0643470
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $50,923
• Composite: 31.55/100
• National rank: #5956
• State rank: #263 of 517 in CA

Livability — Yuba City

• Score: 75/100
• State rank: #111
• US rank: #3863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yuba City, CA
• County: Sutter County · 81,625 people
• City population: 81,625
• Metro: Yuba City, CA
• Population (ZIP): 42,579
• Household income: $70,590
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1674.0

Population outlook (Sutter County) Hauer SSP2

• Today (2025): 97,244 people
• By 2030: 97,170 · -0.1%
• By 2040: 96,137 · -1.1%
• By 2050: 93,604 · -3.7%
• By 2075: 85,008 · -12.6%
• By 2100: 71,584 · -26.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 37% Two or more races 19% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Slovak 2% Russian 1% Portuguese 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 28% Other Indo-European 10% Other Asian/Pacific 1%

Political lean MEDSL · Sutter

• 2024 margin: Solid R (+31.4) · D 33.1% · R 64.5% · Other 2.4%
• 2008→2024 swing: -14.7pp toward R · 2008: -16.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+16.4 2016: R+16.3 2012: R+21.8 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -343.11%
• Current HPI: 240.3835
• Rent YoY: ▲ 1.79%
• 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