126 El Verano · Yuba City, CA 95993

$124,500

3 bd · 2.0 ba · 1,632 sqft · Manufactured · 42 Days on market

Built 1977 Good condition $76/sqft · at area comps Est $130k · 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 +9.4/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 55+ neighborhood featuring a beautifully maintained 3 bedroom / 2 bath home. This spacious home offers a comfortable living room, office/den, and a roomy kitchen with ample storage, including a pantry closet and breakfast bar. The dining room includes a charming built-in hutch. Enjoy relaxing mornings and cool evenings on the wonderful covered deck. Recent updates include a new roof, kitchen range, dishwasher, and garbage disposal and washing machine. Low maintenance yard. This park has lots of amenities. .. 2 pools, spa, working out room, library and game room. Move-in ready and just waiting for its new owner! NO PROPERTY TAX!!!

Key facts

• Covered deck
• Low maintenance yard
• 2 pools

Tags

• COVERED DECK
• NEW ROOF
• AMPLE STORAGE
• BUILT-IN HUTCH
• LOW MAINTENANCE YARD
• 2 POOLS

Property features AI

Finance

• Financial info: Land lease in place (monthly amount applies)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking; Guest parking available; No enclosed garage
• Utilities: Natural gas connected; 220V in kitchen; 220V in laundry; Public water; Public sewer
• Home design: Manufactured home in park; Double-wide; Made by Mountain Valley Homes; Built in 1977
• Construction: Metal skirting; Foam roof
• Exterior features: Carport awning; Porch awning; Storage area / shed

Interior

• Kitchen: Pantry cabinet; Laminate counters; Built-in gas oven; Free-standing electric oven; Free-standing refrigerator; Dishwasher; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with tub and tub/shower over
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fans
• Interior features: Deck attached to living area; Porch with railing; Dual-pane full windows; Storage area / shed on property; Pets allowed with limits
• Laundry & utility: Stacked washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 176 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/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 $861 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) 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 $120,765 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.01% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.27%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $130,048
• List price: $124,500
• Delta: -4.27%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 El Encino Way	0.08mi	3/2.0	1,728 (+6%)	1mo	$169,900	$98	86
175 El Verano	0.02mi	2/2.0 (-1)	1,560 (-4%)	3mo	$85,000	$54	85
123 El Verano Way	0.03mi	2/2.0 (-1)	1,488 (-9%)	5mo	$138,800	$93	75
134 El Verano Way	0.07mi	2/2.0 (-1)	1,528 (-6%)	8mo	$131,000	$86	74
151 la Brea	0.04mi	2/2.0 (-1)	1,440 (-12%)	4mo	$119,900	$83	71
64 La Mesa	0.12mi	2/2.0 (-1)	1,536 (-6%)	14mo	$65,000	$42	68
55 La Mesa Way	0.16mi	3/2.0	1,518 (-7%)	16mo	$218,000	$144	67
41 La Cienega	0.13mi	3/2.0	1,440 (-12%)	11mo	$153,500	$107	66
156 El Granero Way	0.04mi	2/2.0 (-1)	1,440 (-12%)	13mo	$140,000	$97	62
56 La Mesa	0.16mi	2/1.5 (-1)	1,440 (-12%)	14mo	$118,500	$82	54
99 La Entrada Way	0.14mi	2/2.0 (-1)	1,440 (-12%)	19mo	$105,000	$73	54
61 La Mesa	0.13mi	2/2.0 (-1)	1,440 (-12%)	20mo	$117,000	$81	53

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: 34.4%
• Equity multiple: 2.45×
• Total profit: $50,669
• Equity at exit: $18,563

10-year hold

• IRR: 41.2%
• Equity multiple: 4.89×
• Total profit: $135,448
• Equity at exit: $10,764

Cash invested: $34,860 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,112

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 50%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1694 Shay Way Yuba City, CA	4.0	2.5	1744	$2,400	$1.38	13d	1	0.14mi
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	43d	1	0.46mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	43d	1	0.90mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	43d	1	1.13mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	43d	1	1.22mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	21d	1	1.24mi
1475 Knights Row Yuba City, CA	4.0	2.0	1171	$2,279	$1.95	21d	1	1.38mi
1602 Wildflower Cir Unit 1602 Yuba City, CA	3.0	2.0	1451	$2,200	$1.52	13d	1	1.44mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,495	$1.64	21d	1	1.45mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	13d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $124,500 Active 42 DOM
2. 2026-06-18
   days on market $124,500 Active 41 DOM
3. 2026-06-17
   days on market $124,500 Active 40 DOM
4. 2026-06-16
   days on market $124,500 Active 39 DOM
5. 2026-06-15
   days on market $124,500 Active 38 DOM
6. 2026-06-14
   days on market $124,500 Active 36 DOM
7. 2026-06-13
   days on market $124,500 Active 35 DOM
8. 2026-06-10
   days on market $124,500 Active 33 DOM
9. 2026-06-09
   days on market $124,500 Active 32 DOM
10. 2026-06-08
    days on market $124,500 Active 31 DOM
11. 2026-06-07
    days on market $124,500 Active 30 DOM
12. 2026-06-05
    days on market $124,500 Active 27 DOM
13. 2026-06-03
    days on market $124,500 Active 26 DOM
14. 2026-06-02
    days on market $124,500 Active 25 DOM
15. 2026-06-01
    days on market $124,500 Active 24 DOM
16. 2026-05-31
    days on market $124,500 Active 23 DOM
17. 2026-05-30
    days on market $124,500 Active 22 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 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: $29,956
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$3,622
• Taxable income: $12,077
• Est. tax owed @ 24.0%: −$2,899
• After-tax cash flow: $10,442/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 move-in ready 3-bedroom/2-bath manufactured home in a desirable 55+ neighborhood offers a good condition with recent updates and low maintenance. A fresh coat of paint and new carpet would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value.
• Both Replace carpet — Fresh carpet improves comfort and aesthetics, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Replace carpet — Fresh carpet improves comfort and aesthetics, boosting both resale and rental 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: 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