668 Sutter St #40 · Yuba City, CA 95991

$64,900

1 bd · 1.0 ba · 473 sqft · Manufactured · 112 Days on market

Built 2006 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner Financing Possible with low down on this Charming Home in All Age Park close to restaurants and shopping. Lots of new features. New items include Quartz kitchen counter, tile backsplash, vinyl plank flooring, refrigerator, stove, disposal, bath vanity, mirror, light fixture, Mini Split Heat/Air, Tankless Water Heater and comfort height toilet. Also new blinds. New paint inside and out. Furniture included. Rent Space 745.00 per month. Home can be moved as well. Soon to be added aluminum Car Port cover and walk way cover.

Key facts

• Tile backsplash
• Vinyl plank flooring
• New blinds

Tags

• QUARTZ KITCHEN COUNTER
• TILE BACKSPLASH
• VINYL PLANK FLOORING
• NEW BLINDS
• NEW PAINT INSIDE AND OUT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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; 1 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.97% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.07%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $42,097
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Sutter #40	0.00mi	1/1.0	473 (0%)	16mo	$42,000	$89	87

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: 31.6%
• Equity multiple: 2.31×
• Total profit: $23,716
• Equity at exit: $9,677

10-year hold

• IRR: 38.0%
• Equity multiple: 4.34×
• Total profit: $60,608
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $561

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 51%

Sensitivity live

Price	-10% $606	-5% $584	+0% $561	+5% $539	+10% $516
Rent	-10% $460	-5% $511	+0% $561	+5% $612	+10% $662
Rate	-1.0pp $594	-0.5pp $578	base $561	+0.5pp $545	+1.0pp $527

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 B St Unit 1A Yuba City, CA	1.0	1.0	240	$1,250	$5.21	44d	1	0.50mi

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% 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 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,339
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$1,888
• Taxable income: $6,064
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $5,281/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 manufactured home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New flooring — Improves living space and adds value.
• Both New kitchen appliances — Enhances functionality and adds value.
• Both New bathroom fixtures — Enhances functionality and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring — Improves living space and adds value. ↑
• Both New kitchen appliances — Enhances functionality and adds value. ↑
• Both New bathroom fixtures — Enhances functionality and adds 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): 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