169 El Granero Way · Yuba City, CA 95993

$163,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 1 Days on market

Built 1999 4,234 sqft lot Est $131k · 24% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

You can stop looking! This home is like new. .. brand new kitchen, flooring, carpets, blinds, paint inside and outside, new roof, 3-year-old HVAC. Just pack your things and move on in--there's lots of storage! Features include 10' vaulted ceilings, sparkling kitchen with new dishwasher, cabinets and countertops. This shows as a 2/2 but has an office space at the side entry. Perfect location in the park close to pool, laundry facilities and dog park. Living in the park provides quiet living, access to two pools, a clubhouse with special events throughout the month, guest parking, RV parking for a fee, shopping within walking distance, and a place to enjoy your retirement years! Preapprov

Key facts

• New kitchen
• New flooring
• New paint

Tags

• NEW KITCHEN
• NEW FLOORING
• NEW CARPETS
• NEW BLINDS
• NEW PAINT
• NEW ROOF

Property features AI

Finance

• HOA & community: No association; Located in a senior community; Property is on a land lease ($900)

Exterior

• Parking: Covered parking (no garage)
• Utilities: Natural gas connected; Public water; Public sewer; 220V in kitchen; 220V in laundry
• Home design: Manufactured home (double wide) located in a park; Updated / remodeled; Built in 1999
• Construction: Fleetwood manufactured home; Composition roof; No skirting
• Exterior features: Carport awning; Porch awning; Shed(s); Landscaped

Interior

• Kitchen: Free standing gas range; Hood over range; Dishwasher; Disposal; Free standing refrigerator; Breakfast area; Pantry cabinet; Laminate countertops
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceiling; Accessible approach with ramp; Carpeted porch with railing and porch ramp; Dual-pane windows with coverings and screens; Office, dining room, living room, kitchen, utility room, master bedroom
• Laundry & utility: Inside laundry room with 220V outlet; Electric hookup for laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $163k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 11.2% 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: 176 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,000

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: 1.28% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.47%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $131,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 la Brea	0.04mi	2/2.0	1,440 (+6%)	4mo	$119,900	$83	84
15 La Cienega	0.17mi	2/2.0	1,294 (-4%)	3mo	$135,800	$105	83
156 El Granero Way	0.02mi	2/2.0	1,440 (+6%)	13mo	$140,000	$97	77
161 El Granero Way	0.03mi	2/2.0	1,200 (-11%)	4mo	$98,000	$82	77
123 El Verano Way	0.06mi	2/2.0	1,488 (+10%)	5mo	$138,800	$93	76
149 La Brea Way	0.04mi	2/2.0	1,200 (-11%)	10mo	$132,000	$110	72
56 La Mesa	0.13mi	2/1.5	1,440 (+6%)	14mo	$118,500	$82	69
41 La Cienega	0.14mi	3/2.0 (+1)	1,440 (+6%)	11mo	$153,500	$107	69
96 La Entrada Way	0.08mi	2/2.0	1,200 (-11%)	10mo	$105,000	$88	69
134 El Verano Way	0.10mi	2/2.0	1,528 (+13%)	8mo	$131,000	$86	67
22 La Cienega Way	0.16mi	3/2.0 (+1)	1,232 (-9%)	8mo	$140,000	$114	66
103 La Entrada Way	0.07mi	3/2.0 (+1)	1,152 (-15%)	14mo	$125,000	$109	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $15,840
• Equity at exit: $24,304

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $68,050
• Equity at exit: $14,093

Cash invested: $45,640 (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 95993

• Active inventory: 176
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$855
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $664

Break-even live

Break-even rent $1,249

Max offer price $163,000

Occupancy floor 63%

Sensitivity live

Price	-10% $757	-5% $710	+0% $664	+5% $618	+10% $572
Rent	-10% $499	-5% $582	+0% $664	+5% $747	+10% $829
Rate	-1.0pp $746	-0.5pp $706	base $664	+0.5pp $622	+1.0pp $579

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1574 Heather Dr Unit 206 Yuba City, CA	2.0	1.0	1005	$1,650	$1.64	21d	1	0.31mi
1431 Mirada Cir Yuba City, CA	3.0	2.0	1370	$2,400	$1.75	21d	1	0.39mi
1450 Peach Tree Ln Yuba City, CA	3.0	2.0	1850	$2,350	$1.27	44d	1	0.48mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	44d	1	0.90mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	44d	1	0.90mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	21d	1	0.91mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	44d	1	0.94mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	44d	1	0.95mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	21d	1	1.00mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	44d	1	1.17mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	44d	1	1.23mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	21d	1	1.27mi
1590 Alfred Way Unit 2 Yuba City, CA	2.0	1.0	906	$1,400	$1.55	14d	1	1.32mi
1602 Wildflower Cir Unit 1602 Yuba City, CA	3.0	2.0	1451	$2,200	$1.52	14d	1	1.37mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	14d	1	1.45mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,495	$1.64	21d	1	1.45mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $163,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $764 · $64/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: +$474/yr (+$40/mo · 62.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 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: $25,074
• − Mortgage interest: −$9,131
• − Property taxes: −$764
• − Insurance: −$815
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$4,742
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $6,625/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: 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): 39,046
• Household income: $93,763
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 738.0

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: White 45% Asian 25% Hispanic / Latino 23% Two or more races 12% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Italian 1% Russian 1%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 65% English-only · Other Indo-European 20% Spanish 12% 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: ▼ -280.05%
• Current HPI: 210.9131
• 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

Property tax history

+6.2%/yr

Latest (2025): $764 · +13.0% YoY. Source: county tax records.