164 C St · Yuba City, CA 95991

$550,000

4 bd · 5.0 ba · 1,888 sqft · MultiFamily public records · 80 Days on market

Built 1910 6,098 sqft lot $291/sqft · 62% above area

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Why this score? — see what drove the D+ 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Tastefully updated 4-plex offering strong income potential in a convenient, centrally located setting. This property features three 1-bedroom units and one studio, with extensive upgrades including new flooring, fresh interior paint, updated trim, doors, modernized kitchens, fixtures, and wall heaters throughout. The property is currently generating $3,785/month in rental income, with additional upside of approximately $995/month by leasing the studio unitmaking this an excellent opportunity for increased cash flow. Water is paid by the owner, while tenants are responsible for trash, helping to manage operating expenses. The property is professionally managed, offering a streamlined experie

Key facts

• Turnkey asset
• Extensive upgrades
• Desirable location

Tags

• EXTENSIVE UPGRADES
• MODERNIZED KITCHENS
• TURNKEY ASSET
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3×1bd/1.0ba + 1×?bd/1.0ba units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive. Per door: $107/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $502k (8.6% below list).
• Recommended offer: $502k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• At $5,025/mo this rent would consume 85% of the median local household income ($71k/yr) (locally 1674% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $375k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $502,500 (8.6% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $339,738
• List price: $550,000
• Delta: 61.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-67,903
• Equity at exit: $82,007

10-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-48,463
• Equity at exit: $47,554

Cash invested: $154,000 (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: 35.8×

Monthly cashflow live

• Estimated rent: $5,025 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$427 /mo · $5,123/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,055
• Net cashflow: $429

Break-even live

Break-even rent $4,481

Max offer price $550,000

Occupancy floor 86%

Sensitivity live

Price	-10% $741	-5% $585	+0% $429	+5% $274	+10% $118
Rent	-10% $32	-5% $231	+0% $429	+5% $628	+10% $826
Rate	-1.0pp $706	-0.5pp $569	base $429	+0.5pp $287	+1.0pp $142

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,837
1× unit	0	1	$1,189
Total (4 units)			$5,025

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Monterey Ave Yuba City, CA	4.0	2.0	1632	$2,080	$1.27	45d	1	0.40mi
430 Robinson Ave Yuba City, CA	5.0	2.0	1387	$2,100	$1.51	14d	1	0.86mi
1316 H St Marysville, CA	3.0	2.0	1735	$2,000	$1.15	22d	1	1.08mi
817 Oak St Unit 1 Marysville, CA	4.0	1.0	1400	$2,150	$1.54	45d	1	1.09mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	14d	1	1.21mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,495	$1.64	22d	1	1.38mi

Listing history 23 events

1. 2026-06-21
   days on market $550,000 Active 80 DOM
2. 2026-06-19
   days on market $550,000 Active 78 DOM
3. 2026-06-18
   days on market $550,000 Active 77 DOM
4. 2026-06-17
   days on market $550,000 Active 76 DOM
5. 2026-06-16
   days on market $550,000 Active 75 DOM
6. 2026-06-15
   days on market $550,000 Active 74 DOM
7. 2026-06-14
   days on market $550,000 Active 72 DOM
8. 2026-06-13
   days on market $550,000 Active 71 DOM
9. 2026-06-10
   days on market $550,000 Active 69 DOM
10. 2026-06-09
    days on market $550,000 Active 68 DOM
11. 2026-06-08
    days on market $550,000 Active 67 DOM
12. 2026-06-07
    days on market $550,000 Active 66 DOM
13. 2026-06-05
    days on market $550,000 Active 63 DOM
14. 2026-06-03
    days on market $550,000 Active 62 DOM
15. 2026-06-02
    days on market $550,000 Active 61 DOM
16. 2026-06-01
    days on market $550,000 Active 60 DOM
17. 2026-05-31
    days on market $550,000 Active 59 DOM
18. 2026-05-30
    days on market $550,000 Active 58 DOM
19. 2024-05-21
    soldstatus $375,000
20. 2021-12-13
    soldstatus $445,000
21. 2021-07-30
    soldstatus $300,000
22. 2019-04-30
    soldstatus $160,000
23. 1995-10-27
    soldstatus $73,000

ⓘ 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: $5,123 · $427/mo
• Projected year-2 tax: $5,123 · $427/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,300
• − Mortgage interest: −$30,809
• − Property taxes: −$5,123
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,824
• − Management: −$4,824
• − Depreciation: −$16,000
• Taxable loss: −$4,029
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $6,120/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

Price history

+413.7% since first listed

5 events — show timeline

• 2024-05-21 Sold (Public Records) $375,000 Public Records
• 2021-12-13 Sold (Public Records) $445,000 Public Records
• 2021-07-30 Sold (Public Records) $300,000 Public Records
• 2019-04-30 Sold (Public Records) $160,000 Public Records
• 1995-10-27 Sold (Public Records) $73,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $5,123 · -9.0% YoY. Source: county tax records.