10 La Entrada Way · Yuba City, CA 95993

$115,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 151 Days on market

Built 1973 Good condition $80/sqft · 12% below area Est $130k · 12% 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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated 2-bedroom, 2-bath mobile home located in a desirable 55+ community. Thoughtfully updated from top to bottom, this home features brand-new flooring and fresh interior paint throughout, creating a bright, modern feel. Enjoy peace of mind with a newer roof backed by a 10-year warranty, plus upgraded bathrooms that add both style and comfort. The open layout offers multiple spacious living areas, perfect for relaxing, entertaining, or hosting guests. Even better, this home offers low space rent of just $814.39, which includes water, sewer, and trash, making it an affordable and low-maintenance option. If you're looking for a move-in-ready home with qua

Key facts

• Newer roof
• Open layout
• Upgraded bathrooms

Tags

• NEWER ROOF
• UPGRADED BATHROOMS
• OPEN LAYOUT
• MULTIPLE SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $795 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 + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($101k) 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.83% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.22%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $130,048
• List price: $115,000
• Delta: -11.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 la Brea	0.17mi	2/2.0	1,440 (0%)	4mo	$119,900	$83	89
56 La Mesa	0.05mi	2/1.5	1,440 (0%)	14mo	$118,500	$82	84
156 El Granero Way	0.17mi	2/2.0	1,440 (0%)	13mo	$140,000	$97	81
99 La Entrada Way	0.09mi	2/2.0	1,440 (0%)	19mo	$105,000	$73	80
41 La Cienega	0.13mi	3/2.0 (+1)	1,440 (0%)	11mo	$153,500	$107	80
123 El Verano Way	0.22mi	2/2.0	1,488 (+3%)	5mo	$138,800	$93	80
15 La Cienega	0.05mi	2/2.0	1,294 (-10%)	3mo	$135,800	$105	79
134 El Verano Way	0.17mi	2/2.0	1,528 (+6%)	8mo	$131,000	$86	75
175 El Verano	0.22mi	2/2.0	1,560 (+8%)	3mo	$85,000	$54	74
64 La Mesa	0.13mi	2/2.0	1,536 (+7%)	14mo	$65,000	$42	71
55 La Mesa Way	0.04mi	3/2.0 (+1)	1,518 (+5%)	16mo	$218,000	$144	70
22 La Cienega Way	0.10mi	3/2.0 (+1)	1,232 (-14%)	8mo	$140,000	$114	59

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $36,468
• Equity at exit: $17,147

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $102,798
• Equity at exit: $9,943

Cash invested: $32,200 (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 95993

• Active inventory: 176
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $865

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 54%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1574 Heather Dr Unit 206 Yuba City, CA	2.0	1.0	1005	$1,650	$1.64	21d	1	0.22mi
1431 Mirada Cir Yuba City, CA	3.0	2.0	1370	$2,400	$1.75	21d	1	0.29mi
1450 Peach Tree Ln Yuba City, CA	3.0	2.0	1850	$2,350	$1.27	43d	1	0.41mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	43d	1	0.83mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	43d	1	0.83mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	21d	1	0.85mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	43d	1	0.90mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	21d	1	0.94mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	43d	1	0.95mi
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	1.13mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	21d	1	1.20mi
1590 Alfred Way Unit 2 Yuba City, CA	2.0	1.0	906	$1,400	$1.55	13d	1	1.23mi
1602 Wildflower Cir Unit 1602 Yuba City, CA	3.0	2.0	1451	$2,200	$1.52	13d	1	1.29mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	13d	1	1.33mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,495	$1.64	21d	1	1.35mi
421 Hetherington Cir Yuba City, CA	3.0	2.5	1655	$2,075	$1.25	13d	1	1.47mi

Listing history 11 events

1. 2026-06-13
   status $115,000 Pending 151 DOM
2. 2026-06-10
   days on market $115,000 Active 151 DOM
3. 2026-06-09
   days on market $115,000 Active 150 DOM
4. 2026-06-08
   days on market $115,000 Active 149 DOM
5. 2026-06-07
   days on market $115,000 Active 148 DOM
6. 2026-06-05
   days on market $115,000 Active 145 DOM
7. 2026-06-03
   days on market $115,000 Active 144 DOM
8. 2026-06-02
   days on market $115,000 Active 143 DOM
9. 2026-06-01
   days on market $115,000 Active 142 DOM
10. 2026-05-31
    days on market $115,000 Active 141 DOM
11. 2026-05-30
    days on market $115,000 Active 140 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: $25,206
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$3,345
• Taxable income: $9,086
• Est. tax owed @ 24.0%: −$2,181
• After-tax cash flow: $8,195/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 80/100 Cosmetic rehab

This beautifully renovated 2-bedroom, 2-bath mobile home is move-in ready with fresh updates and a 10-year roof warranty.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑

ⓘ 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