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

$110,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 100 Days on market

Manufactured home Built 1989 Good condition 3,877 sqft lot $82/sqft · 13% below area Est $126k · 13% 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 +30.0/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.4

Listing remarks

Step into your ideal home at Del Wayne Estates, a highly desirable 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. Stay cool this summer with the newer HVAC, just about 3 years old. Exterior work and paint completed this year along with some interior painting making this home move in ready. Unwind on your shaded front porch and soak in the community's charm. Don't miss out, schedule your tour today and make this your next home!

Key facts

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.5% 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+, 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.
• Zoned schools: April Lane Elementary (464 students, 81% FRL); Gray Avenue Middle (688 students, 89% FRL); River Valley High (math 23% / reading 53%, grade F, #571 of 1,170 statewide, top 49%, 1,771 students, 70% FRL) — zoned schools average 80% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 270 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $125,878
• List price: $110,000
• Delta: -0.70%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Pease Rd #408	0.27mi	2/2.0	1,404 (+4%)	2mo	$155,000	$110	78
3120 Live Oak Blvd #167	0.16mi	3/2.0 (+1)	1,338 (-0%)	11mo	$140,000	$105	78
1155 Pease Rd #224	0.34mi	2/2.0	1,320 (-2%)	7mo	$100,000	$76	75
3120 Live Oak Blvd #20	0.04mi	2/2.0	1,440 (+7%)	14mo	$202,000	$140	75
1155 Pease Rd #304	0.37mi	2/2.0	1,440 (+7%)	1mo	$129,000	$90	70
3120 Live Oak #44	0.21mi	3/2.0 (+1)	1,440 (+7%)	16mo	$177,500	$123	59
1155 Pease Rd #109	0.40mi	2/2.0	1,224 (-9%)	9mo	$127,150	$104	59
1155 Pease Rd #59	0.32mi	3/2.0 (+1)	1,512 (+12%)	3mo	$125,000	$83	56
1155 Pease Rd #502	0.25mi	2/2.0	1,152 (-14%)	12mo	$67,000	$58	55
1155 Pease Rd #118	0.38mi	2/2.0	1,200 (-11%)	12mo	$51,000	$43	55
1155 Pease Rd #514	0.38mi	3/2.0 (+1)	1,536 (+14%)	3mo	$115,000	$75	51
1155 Pease Rd #517	0.34mi	3/2.0 (+1)	1,536 (+14%)	8mo	$95,000	$62	48

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: 10.8%
• Equity multiple: 1.42×
• Total profit: $12,950
• Equity at exit: $16,401

10-year hold

• IRR: 18.8%
• Equity multiple: 2.48×
• Total profit: $45,702
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 7 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $119,999 ($114/sqft)
• Median days on market: 79 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -17.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95991

• Rents YoY: 1.8%
• Active inventory: 270
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $513

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $589	-5% $551	+0% $513	+5% $475	+10% $437
Rent	-10% $386	-5% $450	+0% $513	+5% $577	+10% $641
Rate	-1.0pp $569	-0.5pp $541	base $513	+0.5pp $485	+1.0pp $456

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Beymer Loop Yuba City, CA	3.0	2.0	1689	$2,800	$1.66	0d	1	0.25mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	139d	1	0.88mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	139d	1	1.00mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	116d	1	1.01mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	139d	1	1.06mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	116d	1	1.13mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	116d	1	1.23mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	139d	1	1.28mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	139d	1	1.29mi
1171 Kenny Dr Unit 3 Yuba City, CA	2.0	1.0	900	$1,500	$1.67	6d	1	1.29mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	139d	1	1.34mi
345 Grant Way Unit 22 Yuba City, CA	2.0	1.0	900	$1,395	$1.55	108d	1	1.45mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,295	$1.51	6d	1	1.48mi

Property features AI

Finance

• HOA & community: No homeowners associationLocated in a senior communityLand lease: No (listed land lease amount present but property indicated as not land lease)

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public waterPublic sewer220V outlet in laundryCable connectedInternet availableNatural gas connected
• Home design: Manufactured in park (double wide)Fleetwood Sandal Wood modelBuilt in 1989
• Construction: Wood skirting
• Exterior features: Composition roofShed(s) on propertyLot features: Other

Interior

• Kitchen: Free standing gas rangeRange hoodDishwasher
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: CarpetLaminateTile
• Bathrooms: 2 full bathroomsBathtub and tub/shower over combination
• Heating & cooling: Central heatingCentral coolingCeiling fan(s)
• Interior features: Cathedral/vaulted living room ceiling with open beam detailSkylight in kitchenCovered deckPets allowed
• Laundry & utility: Laundry hookups inside (inside room/area)

Listing history 50 events

1. 2026-09-24
   days on market $110,000 Active 100 DOM
2. 2026-09-22
   days on market $110,000 Active 99 DOM
3. 2026-09-21
   days on market $110,000 Active 98 DOM
4. 2026-09-20
   pricedays on market $110,000 Active 97 DOM
5. 2026-09-18
   days on market $125,000 Active 95 DOM
6. 2026-09-17
   days on market $125,000 Active 94 DOM
7. 2026-09-16
   days on market $125,000 Active 93 DOM
8. 2026-09-15
   days on market $125,000 Active 92 DOM
9. 2026-09-14
   days on market $125,000 Active 91 DOM
10. 2026-09-13
    days on market $125,000 Active 90 DOM
11. 2026-09-12
    days on market $125,000 Active 89 DOM
12. 2026-09-11
    days on market $125,000 Active 88 DOM
13. 2026-09-05
    days on market $125,000 Active 82 DOM
14. 2026-09-04
    days on market $125,000 Active 81 DOM
15. 2026-09-03
    days on market $125,000 Active 80 DOM
16. 2026-08-31
    days on market $125,000 Active 77 DOM
17. 2026-08-30
    days on market $125,000 Active 76 DOM
18. 2026-08-29
    days on market $125,000 Active 75 DOM
19. 2026-08-28
    days on market $125,000 Active 74 DOM
20. 2026-08-27
    days on market $125,000 Active 73 DOM
21. 2026-08-26
    days on market $125,000 Active 72 DOM
22. 2026-08-25
    days on market $125,000 Active 71 DOM
23. 2026-08-24
    days on market $125,000 Active 70 DOM
24. 2026-08-23
    days on market $125,000 Active 69 DOM
25. 2026-08-22
    pricedays on market $125,000 Active 68 DOM
26. 2026-08-21
    days on market $135,000 Active 67 DOM
27. 2026-08-20
    days on market $135,000 Active 66 DOM
28. 2026-08-19
    days on market $135,000 Active 65 DOM
29. 2026-08-18
    days on market $135,000 Active 64 DOM
30. 2026-08-17
    days on market $135,000 Active 63 DOM
31. 2026-08-16
    days on market $135,000 Active 62 DOM
32. 2026-08-15
    days on market $135,000 Active 61 DOM
33. 2026-08-14
    days on market $135,000 Active 60 DOM
34. 2026-08-13
    days on market $135,000 Active 59 DOM
35. 2026-08-12
    days on market $135,000 Active 58 DOM
36. 2026-08-11
    days on market $135,000 Active 57 DOM
37. 2026-08-10
    days on market $135,000 Active 56 DOM
38. 2026-08-09
    days on market $135,000 Active 55 DOM
39. 2026-08-08
    days on market $135,000 Active 54 DOM
40. 2026-08-07
    days on market $135,000 Active 53 DOM
41. 2026-08-06
    days on market $135,000 Active 52 DOM
42. 2026-08-05
    days on market $135,000 Active 51 DOM
43. 2026-08-04
    days on market $135,000 Active 50 DOM
44. 2026-08-03
    days on market $135,000 Active 49 DOM
45. 2026-07-31
    days on market $135,000 Active 46 DOM
46. 2026-07-30
    days on market $135,000 Active 45 DOM
47. 2026-07-29
    days on market $135,000 Active 44 DOM
48. 2026-07-27
    days on market $135,000 Active 42 DOM
49. 2026-07-25
    remarks 667-char remark
50. 2026-07-25
    days on market $135,000 Active 40 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 2/10 Low
• 🌡 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: $19,343
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,200
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $5,034/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 Est. rehab $6,720–$20,160 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary April Lane Elementary Middle Gray Avenue Middle High River Valley High F CA #571/1,170 Nat'l #8,877/17,239

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

B Composite livability gradescore 75/100

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 · 97,244 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No homeowners associationLocated in a senior communityLand lease: No (listed land lease amount present but property indicated as not land lease)

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public waterPublic sewer220V outlet in laundryCable connectedInternet availableNatural gas connected
• Home design: Manufactured in park (double wide)Fleetwood Sandal Wood modelBuilt in 1989
• Construction: Wood skirting
• Exterior features: Composition roofShed(s) on propertyLot features: Other

Interior

• Kitchen: Free standing gas rangeRange hoodDishwasher
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: CarpetLaminateTile
• Bathrooms: 2 full bathroomsBathtub and tub/shower over combination
• Heating & cooling: Central heatingCentral coolingCeiling fan(s)
• Interior features: Cathedral/vaulted living room ceiling with open beam detailSkylight in kitchenCovered deckPets allowed
• Laundry & utility: Laundry hookups inside (inside room/area)