1155 Pease Rd #59 · Yuba City, CA 95991

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records

Built 1975 Est $164k · 24% 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

Beautiful mobile home located in the Village Green mobile home park. A well maintained 55+ community that provides a quiet scenic country atmosphere. The park offers a community Club House with a fire place, Spa and a beautiful swimming pool. This spacious doble wide mobile home features 3 bedroom 2 bathrooms a large living room with a large window which allows more natural light, Dinning area, the kitchen has tile counter tops with back splash, lots of cabinets and pantry closet. Dish washer and a refrigerator, breakfast bar, Large room that could be used as a formal dinning room or a family room. Enjoy the convenience of indoor laundry space. a nice size sun room to enjoy with your guests

Key facts

• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.8% vs local median 3.5% 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+, 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.
• Zoned schools: April Lane Elementary (464 students, 81% FRL); Gray Avenue Middle (688 students, 89% FRL); River Valley High (math 23% / reading 53%, grade F, #571 of 1,170 statewide, top 49%, 1,771 students, 70% FRL) — zoned schools average 80% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 149 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $864 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 + 1.8% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $125,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.54%
• DSCR: 2.36
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $164,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3120 Live Oak #44	0.16mi	3/2.0	1,440 (0%)	13mo	$177,500	$123	82
1155 Pease Rd #517	0.08mi	3/2.0	1,536 (+7%)	6mo	$95,000	$62	81
1155 Pease Rd #224	0.04mi	2/2.0 (-1)	1,320 (-8%)	4mo	$100,000	$76	76
3120 Live Oak Blvd #167	0.20mi	3/2.0	1,338 (-7%)	8mo	$140,000	$105	72
1155 Pease Rd #12	0.08mi	3/2.0	1,536 (+7%)	16mo	$115,000	$75	72
3120 Live Oak Blvd #20	0.34mi	2/2.0 (-1)	1,440 (0%)	11mo	$202,000	$140	70
3120 Live Oak Blvd #142	0.29mi	3/2.0	1,490 (+4%)	17mo	$170,000	$114	66
3120 Live Oak Blvd #150	0.32mi	4/2.0 (+1)	1,560 (+8%)	6mo	$177,777	$114	61
1155 Pease Rd #109	0.10mi	2/2.0 (-1)	1,224 (-15%)	6mo	$127,150	$104	60
3120 Live Oak Blvd #162	0.25mi	4/2.0 (+1)	1,560 (+8%)	14mo	$205,000	$131	58
3120 Live Oak Blvd #126	0.34mi	2/2.0 (-1)	1,508 (+5%)	16mo	$199,000	$132	58
3120 Live Oak Blvd #23	0.31mi	2/2.0 (-1)	1,536 (+7%)	15mo	$160,000	$104	57

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: 23.9%
• Equity multiple: 1.97×
• Total profit: $33,956
• Equity at exit: $18,638

10-year hold

• IRR: 31.1%
• Equity multiple: 3.64×
• Total profit: $92,506
• Equity at exit: $10,808

Cash invested: $35,000 (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 95991

• Rents YoY: 1.8%
• Active inventory: 149
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$656
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $891

Break-even live

Break-even rent $934

Max offer price $125,000

Occupancy floor 52%

Sensitivity live

Price	-10% $962	-5% $926	+0% $891	+5% $855	+10% $820
Rent	-10% $728	-5% $809	+0% $891	+5% $972	+10% $1,054
Rate	-1.0pp $954	-0.5pp $923	base $891	+0.5pp $858	+1.0pp $825

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	45d	1	0.90mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	45d	1	0.90mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	45d	1	1.02mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	22d	1	1.10mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	22d	1	1.14mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	22d	1	1.24mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	45d	1	1.29mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	45d	1	1.30mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	45d	1	1.44mi

Listing history 2 events

1. 2026-06-16
   remarks 699-char remark
2. 2026-06-16
   listed $125,000 Pending

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$584/yr (+$49/mo · 159.9%)

ⓘ 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 (shaded) · 0% 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 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,743
• − Mortgage interest: −$7,002
• − Property taxes: −$366
• − Insurance: −$625
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$3,636
• Taxable income: $9,155
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $8,493/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

+4.5%/yr

Latest (2025): $366 · +19.3% YoY. Source: county tax records.