5638 N Gledhill Ave · Linda, CA 95961

$850,000

225 bd · None ba · 4,680 sqft · MultiFamily · 497 Days on market

Built 1992 Fair condition 0.40 ac lot $182/sqft · 63% above area

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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 +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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: 15 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

Investor's Dream, Incredible Value!!!, $414,990.00 Price reduction to, only $850,000.00! Cash perferred + closing costs! Incredible Opportunity to secure a 15 Unit Complex, that is easy on your wallet! FINALED ON 10/29/2024, i. e. , PERMITTED USE CHANGE FROM A CHURCH TO A MULTI-UNIT COMPLEX Note: Subject Property has Fire Suppression and Fire Alarm Central Systems, coupled with 15 on-site individual Parking Spaces, which include two Disability Parking Spaces. THIS OFFERING IS A GREAT NO-BRAINER FINANCIAL OPPORTUNITY! Close to shopping, i. e. , Wal-Mart, Costco, Restaurants, Fast Food Facilities, Service Stations, Hospital, etc. , coupled with easy commutes to Lincoln, Roseville, Sacramento,

Key facts

• Close to shopping
• 0.4 acre lot
• 15 parking spots

Tags

• FIRE SUPPRESSION SYSTEM
• FIRE ALARM CENTRAL SYSTEM
• INDIVIDUAL PARKING SPACES
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 15 × 1-bed/1-bath units multifamily listed at $850k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $10k ($123k/yr) — positive. Per door: $685/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $850k).
• Recommended offer: $748k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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 $20,439/mo this rent would consume 274% 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 $26k 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 $238k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 497 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe 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 $748,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 497 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.40% ✓
• Cap rate: 20.80%
• Cash-on-cash: 51.79%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $521,968
• List price: $850,000
• Delta: 62.85%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.7%
• Equity multiple: 3.17×
• Total profit: $516,842
• Equity at exit: $126,738

10-year hold

• IRR: 55.2%
• Equity multiple: 6.44×
• Total profit: $1,293,788
• Equity at exit: $73,492

Cash invested: $238,000 (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: 52.0×

Monthly cashflow live

• Estimated rent: $20,439 medium
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,292
• Net cashflow: $10,273

Break-even live

Break-even rent $7,436

Max offer price $850,000

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 15× units	1	1	$20,445
Total (15 units)			$20,439

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-10
   days on market $850,000 Active 497 DOM
2. 2026-06-09
   days on market $850,000 Active 496 DOM
3. 2026-06-08
   days on market $850,000 Active 495 DOM
4. 2026-06-07
   days on market $850,000 Active 494 DOM
5. 2026-06-05
   days on market $850,000 Active 491 DOM
6. 2026-06-03
   days on market $850,000 Active 490 DOM
7. 2026-06-02
   days on market $850,000 Active 489 DOM
8. 2026-06-01
   days on market $850,000 Active 488 DOM
9. 2026-05-31
   days on market $850,000 Active 487 DOM
10. 2026-05-30
    days on market $850,000 Active 486 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 8/10 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 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $245,268
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$4,250
• − Repairs & maintenance: −$19,621
• − Management: −$19,621
• − Depreciation: −$24,727
• Taxable income: $116,685
• Est. tax owed @ 24.0%: −$28,004
• After-tax cash flow: $95,267/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 · 13 photos

Fair 45/100 Moderate rehab

The property shows moderate wear and requires some repairs and maintenance to improve its condition and value.

Repairs flagged

• Moderate Wooden fence — Weathered and discolored
• Minor Interior walls — Paint appears faded

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace wooden fence — A new fence would improve curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Wooden fence · Weathered and discolored	Moderate	$3,000–15,000
Interior walls · Paint appears faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace wooden fence — A new fence would improve curb appeal and property value ↑

ⓘ 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