3120 Live Oak Blvd #89 · Yuba City, CA 95991

$89,999

2 bd · 1.0 ba · 854 sqft · Manufactured public records · 20 Days on market

Built 1988 3,960 sqft lot Est $88k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.5/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Charming 2 Bedroom 1 Bath Home Located in Dell-Wayne Estates All Aged Mobile Home Park Offers Comfortable And Affordable Living In This Well Established Community. Inside, You Will Find This Bright And Inviting Floor Plan With A Spacious Living Area, Functional Kitchen And Generously Sized Bedrooms And Bath. Outside Features a Tandem 2 Car Covered Carport, Covered Patio, Shed And Fence Yard. Perfect For First Timer Home Buyers, Downsizers, Or Anyone Seeking Low Maintenance Living.

Key facts

• Shed
• Covered patio
• Fence yard

Tags

• TANDEM 2 CAR COVERED CARPORT
• COVERED PATIO
• SHED
• FENCE YARD

Property features AI

Finance

• Other: Located at 3120 Live Oak Blvd #89, Yuba City, CA 95991 (Dell-Wayne Estates). Cross street: Pease Rd
• HOA & community: No homeowners association; Located in a community of 217 units; Not a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: 2 covered parking spaces
• Utilities: Public water; Public sewer; 220-volt laundry circuit
• Home design: Manufactured in park (single wide); Built in 1988
• Construction: Composition roof; Wood skirting; Manufactured home by Fleetwood
• Exterior features: Fence; Shed(s); Covered patio

Interior

• Kitchen: Free-standing gas range; Range hood; Dishwasher; Breakfast area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted great room; Covered patio; Breakfast nook and kitchen/family combo with a dining bar; Laminate countertops
• Laundry & utility: Washer/dryer hookups inside the home (220 volts in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 18 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; 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

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 $88,649 (1.5% below list)

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: 1.63% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $87,962
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3120 Live Oak Blvd #76	0.05mi	2/1.5	864 (+1%)	8mo	$134,000	$155	87
1155 Pease Rd #526	0.12mi	2/1.0	864 (+1%)	8mo	$65,000	$75	86
3120 Live Oak #51	0.10mi	2/1.0	850 (-0%)	13mo	$91,500	$108	84
1155 Pease Rd #430	0.15mi	2/1.0	837 (-2%)	12mo	$86,000	$103	79
1155 Pease Rd #530	0.12mi	2/1.0	780 (-9%)	19mo	$33,000	$42	64
1155 Pease Rd #29	0.22mi	2/1.0	775 (-9%)	19mo	$60,000	$77	58

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: 22.4%
• Equity multiple: 1.90×
• Total profit: $22,779
• Equity at exit: $13,419

10-year hold

• IRR: 29.6%
• Equity multiple: 3.50×
• Total profit: $63,082
• Equity at exit: $7,781

Cash invested: $25,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$472
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $615

Break-even live

Break-even rent $688

Max offer price $89,999

Occupancy floor 53%

Sensitivity live

Price	-10% $666	-5% $640	+0% $615	+5% $589	+10% $564
Rent	-10% $499	-5% $557	+0% $615	+5% $673	+10% $731
Rate	-1.0pp $660	-0.5pp $638	base $615	+0.5pp $591	+1.0pp $568

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 Northgate Dr Unit 28 Yuba City, CA	2.0	1.0	872	$1,450	$1.66	22d	1	0.99mi
1290 Northgate Dr Unit 80 Yuba City, CA	1.0	1.0	678	$1,250	$1.84	22d	1	1.02mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	44d	1	1.02mi
1290 Northgate Dr Unit 14 Yuba City, CA	1.0	1.0	680	$1,200	$1.76	44d	1	1.02mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	22d	1	1.10mi
1290 Forestwood Dr Unit 13 Yuba City, CA	1.0	1.0	655	$1,240	$1.89	22d	1	1.14mi
1290 Forestwood Dr Yuba City, CA	1.0	1.0	655	$1,240	$1.89	14d	1	1.14mi
1250 Melton Dr Yuba City, CA	1.0–2.0	1.0	646	$1,300	$2.01	14d	2	1.18mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	22d	1	1.20mi
1188 Casita Dr Yuba City, CA	2.0	1.0	840	$1,399	$1.67	44d	1	1.23mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	44d	1	1.25mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	44d	1	1.26mi
1211 Kenny Dr Unit 19 Yuba City, CA	1.0	1.0	750	$1,195	$1.59	44d	1	1.26mi
1210 Kenny Dr Unit 95991 Yuba City, CA	1.0	1.0	650	$1,225	$1.88	44d	1	1.29mi
1570 Gray Ave Unit 16 Yuba City, CA	1.0	1.0	700	$1,275	$1.82	22d	1	1.29mi
1170 Kenny Dr Yuba City, CA	1.0	1.0	544	$1,100	$2.02	14d	2	1.30mi
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	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $89,999 Active 20 DOM
2. 2026-06-18
   days on market $89,999 Active 19 DOM
3. 2026-06-17
   days on market $89,999 Active 18 DOM
4. 2026-06-16
   days on market $89,999 Active 17 DOM
5. 2026-06-15
   days on market $89,999 Active 16 DOM
6. 2026-06-14
   days on market $89,999 Active 14 DOM
7. 2026-06-13
   days on market $89,999 Active 13 DOM
8. 2026-06-10
   days on market $89,999 Active 11 DOM
9. 2026-06-09
   days on market $89,999 Active 10 DOM
10. 2026-06-08
    days on market $89,999 Active 9 DOM
11. 2026-06-07
    days on market $89,999 Active 8 DOM
12. 2026-06-05
    days on market $89,999 Active 5 DOM
13. 2026-06-03
    days on market $89,999 Active 4 DOM
14. 2026-06-02
    days on market $89,999 Active 3 DOM
15. 2026-06-01
    days on market $89,999 Active 2 DOM
16. 2026-05-31
    remarks 490-char remark
17. 2026-05-31
    listed $89,999 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: $406 · $34/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$278/yr (+$23/mo · 68.4%)

ⓘ 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 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: $17,591
• − Mortgage interest: −$5,041
• − Property taxes: −$406
• − Insurance: −$450
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,618
• Taxable income: $6,260
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $5,874/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): 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

Property tax history

+8.7%/yr

Latest (2025): $406 · +5.4% YoY. Source: county tax records.