5603 S Gledhill Ave Unit E · Linda, CA 95961

$279,900

3 bd · 2.0 ba · 1,788 sqft · Manufactured · 38 Days on market

Built 1977 6,534 sqft lot $157/sqft · 26% below area Est $377k · 26% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-4 bedroom, 2 bathroom manufactured home on a permanent foundation, offering approximately 1,788 sq ft of comfortable and functional living space. This home features durable laminate flooring throughout, energy-efficient dual pane windows, and an upgraded kitchen with sleek granite countertopsperfect for everyday living and entertaining. The flexible floor plan allows for a potential 4th bedroom, ideal for a home office, guest room, or growing household. Situated within a gated entrance for added privacy and security, this property combines convenience and peace of mind. Centrally located just minutes from Costco, Walmart, popular restaurants, local s

Key facts

• Laminate flooring
• Manufactured home
• Upgraded kitchen

Tags

• MANUFACTURED HOME
• PERMANENT FOUNDATION
• LAMINATE FLOORING
• DUAL PANE WINDOWS
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (8.1% below list).
• Recommended offer: $257k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.8% in Linda — 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 52/100 on livability (#995 in CA) — a working-class tenant base; expect higher turnover. 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: Cedar Lane Elementary (math 4% / reading 8%, grade F, #1,563 of 1,571 statewide, top 99%, 531 students, 90% FRL); Yuba Gardens Intermediate (math 11% / reading 25%, grade F, #431 of 498 statewide, top 88%, 767 students, 82% FRL); Lindhurst High (math 17% / reading 42%, grade F, #750 of 1,170 statewide, top 66%, 1,237 students, 76% FRL).
• Market conditions: 318 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $280k implies a 833% gain — meaningful room to come down on a strong offer.

Recommended offer $257,223 (8.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 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?
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: 0.92% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $377,224
• List price: $279,900
• Delta: -25.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-33,474
• Equity at exit: $41,734

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-13,893
• Equity at exit: $24,201

Cash invested: $78,372 (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 95961

• Home prices YoY: -28.2%
• Active inventory: 318
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,572 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $187

Break-even live

Break-even rent $2,336

Max offer price $279,900

Occupancy floor 88%

Sensitivity live

Price	-10% $345	-5% $266	+0% $187	+5% $108	+10% $28
Rent	-10% $-16	-5% $85	+0% $187	+5% $288	+10% $390
Rate	-1.0pp $328	-0.5pp $258	base $187	+0.5pp $114	+1.0pp $40

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5802 Arboga Rd Olivehurst, CA	3.0	2.0	1397	$2,000	$1.43	15d	1	0.56mi
1728 Cattail Dr Marysville, CA	4.0	2.0	1828	$2,600	$1.42	45d	1	0.96mi

Listing history 1 events

1. 2020-12-15
   soldstatus $30,000

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,867
• − Mortgage interest: −$15,679
• − Property taxes: −$3,130
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − Depreciation: −$8,143
• Taxable loss: −$2,422
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $2,823/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: 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 — Linda

• Score: 52/100
• State rank: #995
• US rank: #24769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linda, CA
• County: Yuba County · 71,731 people
• Metro: Yuba City, CA
• Population (ZIP): 33,999
• Household income: $89,561
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 461.0

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 0.67)
• Race & ethnicity: White 42% Hispanic / Latino 39% Two or more races 18% Asian 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 69% English-only · Spanish 23% Other Asian/Pacific 5% Russian/Polish/Slavic 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: ▼ -87.37%
• Current HPI: 222.3191
• Rent YoY: —
• 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

1 event — show timeline

• 2020-12-15 Sold (Public Records) $30,000 Public Records

Property tax history

+26.8%/yr

Latest (2025): $3,130 · +1.3% YoY. Source: county tax records.