966 Myrna Ave · Linda, CA 95961

$899,000

12 bd · 4.2 ba · 4,356 sqft · MultiFamily · 22 Days on market

Built 1962 Good condition 0.55 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Condition / age +3.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Well-Maintained 6-Unit Property in Quiet Olivehurst Neighborhood Great investment opportunity with this recently updated 6-unit property located in a quiet area of Olivehurst. The property consists of three separate buildings with two units in each building. The grounds are well maintained with attractive landscaping, and the roof was replaced last year. All six units are 2-bedroom, 1-bathroom units: Units 1 & 2: Include laundry hookups and parking directly in front of the units. Units 3 & 4: Also feature laundry hookups and front parking. Unit 4 was fully remodeled this year. Units 5 & 6: Larger units with private yards, offering extra outdoor space for tenants. This pr

Key facts

• Laundry hookups
• Private yards
• 0.55 acre lot

Tags

• RECENTLY UPDATED PROPERTY
• THREE SEPARATE BUILDINGS
• ATTRACTIVE LANDSCAPING
• ROOF REPLACED LAST YEAR
• LAUNDRY HOOKUPS
• PRIVATE YARDS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Cable available; Internet available; Natural gas connected; Public sewer; Water from district with meter paid; Irrigation from public district
• Home design: Residential income property with 5 or more units; Apartments / Houses configuration; Single-story
• Construction: Built in 1962
• Exterior features: Private lot with landscaped front yard; Shingle roof

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher
• Bedrooms: Six 2-bedroom units (each unit is 2 bedrooms)
• Flooring: Laminate flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating (varies by unit); Central cooling (varies by unit)
• Interior features: Windows with dual-pane glass and screens; Updated/remodeled units (varies by unit)
• Laundry & utility: Washer/dryer hookups; Laundry in each unit

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $899k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $899k).
• Recommended offer: $886k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: schools F, crime F, amenities F.
• 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.
• Market conditions: 315 active listings in the ZIP; solid renter incomes; 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).
• At $11,014/mo this rent would consume 148% of the median local household income ($90k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 + 3.0% rent growth), your $252k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $885,515 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $12,969
• Equity at exit: $134,044

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $216,036
• Equity at exit: $77,729

Cash invested: $251,720 (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: 315
• Price-to-rent: 40.8×

Monthly cashflow live

• Estimated rent: $11,014 medium
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,313
• Net cashflow: $2,488

Break-even live

Break-even rent $7,864

Max offer price $899,000

Occupancy floor 72%

Sensitivity live

Price	-10% $3,110	-5% $2,799	+0% $2,488	+5% $2,178	+10% $1,867
Rent	-10% $1,618	-5% $2,053	+0% $2,488	+5% $2,923	+10% $3,358
Rate	-1.0pp $2,941	-0.5pp $2,717	base $2,488	+0.5pp $2,255	+1.0pp $2,018

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$11,016
Total (6 units)			$11,014

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $899,000 Active 22 DOM
2. 2026-06-18
   days on market $899,000 Active 21 DOM
3. 2026-06-17
   days on market $899,000 Active 20 DOM
4. 2026-06-16
   days on market $899,000 Active 19 DOM
5. 2026-06-15
   days on market $899,000 Active 18 DOM
6. 2026-06-14
   days on market $899,000 Active 16 DOM
7. 2026-06-13
   pricedays on market $899,000 Active 15 DOM
8. 2026-06-10
   days on market $925,000 Active 13 DOM
9. 2026-06-09
   days on market $925,000 Active 12 DOM
10. 2026-06-08
    days on market $925,000 Active 11 DOM
11. 2026-06-07
    days on market $925,000 Active 10 DOM
12. 2026-06-05
    days on market $925,000 Active 7 DOM
13. 2026-06-03
    days on market $925,000 Active 6 DOM
14. 2026-06-02
    days on market $925,000 Active 5 DOM
15. 2026-06-01
    days on market $925,000 Active 4 DOM
16. 2026-05-31
    days on market $925,000 Active 3 DOM
17. 2026-05-30
    days on market $925,000 Active 2 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 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $132,168
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$10,573
• − Management: −$10,573
• − Depreciation: −$26,153
• Taxable income: $16,530
• Est. tax owed @ 24.0%: −$3,967
• After-tax cash flow: $25,892/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 well-maintained 6-unit property in Olivehurst offers a good investment opportunity with recently updated units and attractive landscaping. Minor improvements to landscaping and curb appeal can further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value.
• Both Painting exterior walls — Fresh paint can improve curb appeal and property value.
• Both Landscaping and curb appeal — Enhances curb appeal and property value.
• Rental HVAC maintenance — Ensures comfort and reduces utility costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both Painting exterior walls — Fresh paint can improve curb appeal and property value. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property value. ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs for tenants. ↑

ⓘ 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 — 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