2160 Live Oak Blvd #31 · Yuba City, CA 95991

$85,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 69 Days on market

Built 1986 $79/sqft · 20% below area Est $109k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Situated at 2160 Live Oak Blvd #31 in Yuba City, this inviting mobile home is perfect for those who love to personalize and elevate their living space. The kitchen is a standout featurebright and functional with a distinctive wood accent wall that adds warmth and character, a convenient peninsula for additional workspace and seating, and a stylish backsplash that ties it all together beautifully. The master bedroom offers a cozy and welcoming retreat, designed with unique touches that create a comfortable and relaxing atmosphere. Step outside and enjoy multiple outdoor living spaces, including a charming front porch, a spacious deck, and a private balcony ideal for relaxing, entertaining, o

Key facts

• Private balcony
• Front porch
• Spacious deck

Tags

• OUTDOOR LIVING SPACES
• FRONT PORCH
• SPACIOUS DECK
• PRIVATE BALCONY
• FENCED BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.21% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.12%
• DSCR: 3.19
• GRM: 3.8

CMA / ARV

• ARV (median comp): $108,503
• List price: $85,000
• Delta: -21.66%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2160 Live Oak Blvd #60	0.00mi	2/1.5 (-1)	924 (-14%)	10mo	$57,500	$62	60

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: 45.4%
• Equity multiple: 2.93×
• Total profit: $45,996
• Equity at exit: $12,674

10-year hold

• IRR: 50.7%
• Equity multiple: 5.66×
• Total profit: $110,818
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$446
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $974

Break-even live

Break-even rent $647

Max offer price $85,000

Occupancy floor 43%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	20d	1	0.24mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	43d	1	0.41mi
1475 Knights Row Yuba City, CA	4.0	2.0	1171	$2,279	$1.95	20d	1	0.48mi
345 Grant Way Unit 22 Yuba City, CA	2.0	1.0	900	$1,395	$1.55	13d	1	0.49mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	20d	1	0.51mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	20d	1	0.59mi
1188 Casita Dr Yuba City, CA	2.0	1.0	840	$1,399	$1.67	43d	1	0.59mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	43d	1	0.60mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	43d	1	0.60mi
1250 Melton Dr Yuba City, CA	1.0–2.0	1.0	646	$1,300	$2.01	13d	2	0.64mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	43d	1	0.66mi
1290 Northgate Dr Unit 28 Yuba City, CA	2.0	1.0	872	$1,450	$1.66	20d	1	0.68mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	13d	1	0.76mi
330 Bird St Yuba City, CA	2.0	1.0	806	$1,495	$1.85	13d	1	0.89mi
401 Ainsley Ave Yuba City, CA	2.0	1.0	1080	$1,900	$1.76	43d	1	0.91mi
1431 Mirada Cir Yuba City, CA	3.0	2.0	1370	$2,400	$1.75	20d	1	1.14mi
1351 Dustin Dr Unit 45 Yuba City, CA	2.0	1.0	750	$1,400	$1.87	43d	1	1.15mi
1341 Dustin Dr Yuba City, CA	2.0	1.0	750	$1,650	$2.20	13d	4	1.21mi
1574 Heather Dr Unit 206 Yuba City, CA	2.0	1.0	1005	$1,650	$1.64	20d	1	1.21mi
1575 Heather Dr Unit 1445 Yuba City, CA	2.0	1.0	800	$1,600	$2.00	20d	1	1.24mi
725 Kiley Ave Yuba City, CA	2.0	2.0	1124	$1,950	$1.73	20d	1	1.36mi
1311 Lemon St Marysville, CA	2.0	1.0	738	$1,550	$2.10	20d	1	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 69 DOM
2. 2026-06-18
   days on market $85,000 Active 68 DOM
3. 2026-06-17
   days on market $85,000 Active 67 DOM
4. 2026-06-16
   days on market $85,000 Active 66 DOM
5. 2026-06-15
   days on market $85,000 Active 65 DOM
6. 2026-06-14
   days on market $85,000 Active 63 DOM
7. 2026-06-13
   days on market $85,000 Active 62 DOM
8. 2026-06-10
   days on market $85,000 Active 60 DOM
9. 2026-06-09
   days on market $85,000 Active 59 DOM
10. 2026-06-08
    days on market $85,000 Active 58 DOM
11. 2026-06-07
    days on market $85,000 Active 57 DOM
12. 2026-06-05
    days on market $85,000 Active 54 DOM
13. 2026-06-03
    days on market $85,000 Active 53 DOM
14. 2026-06-02
    days on market $85,000 Active 52 DOM
15. 2026-06-01
    days on market $85,000 Active 51 DOM
16. 2026-05-31
    days on market $85,000 Active 50 DOM
17. 2026-05-30
    days on market $85,000 Active 49 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: $355 · $30/mo
• Projected year-2 tax: $646 · $54/mo
• Expected delta: +$291/yr (+$24/mo · 81.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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: $22,557
• − Mortgage interest: −$4,761
• − Property taxes: −$355
• − Insurance: −$425
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$2,473
• Taxable income: $10,934
• Est. tax owed @ 24.0%: −$2,624
• After-tax cash flow: $9,067/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

+7.8%/yr

Latest (2025): $355 · +4.5% YoY. Source: county tax records.