36 Oregon · Linda, CA 95961

$45,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 66 Days on market

Built 1965 Fair condition $43/sqft · 73% below area

---

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
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable Peach Mobile Estates community, this 2-bedroom, 1-bath home offers an affordable opportunity to own for potentially less than renting in the area. The interior features a spacious living room, a functional layout, and a primary bedroom with its own private en-suite bathroom. A covered porch, accessible from the living room, provides a great indoor-outdoor space for relaxing or entertaining. The mobile also offers convenient front-of-home parking with space for at least two vehicles, along with additional storage beneath the deck and room for a garden or outdoor personalization. The property does require some updating, but it presents a great opportunity for a buyer

Key facts

• Covered porch
• Garden area
• Outdoor space

Tags

• PRIVATE EN-SUITE BATHROOM
• COVERED PORCH
• OUTDOOR SPACE
• ADDITIONAL STORAGE
• GARDEN AREA
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

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 $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.0% vs local median 2.8% in Linda — 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 52/100 on livability (#995 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: schools F, crime F, amenities F.
• Marysville Joint Unified (suburban): math 14% / reading 28% proficiency, ranked #455 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 318 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Yuba County population projected to shrink 3% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 4.00% ✓
• Cap rate: 35.96%
• Cash-on-cash: 105.95%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (median comp): $166,162
• List price: $45,000
• Delta: -72.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 2nd Ave	0.54mi	3/2.0 (+1)	1,056 (+2%)	3mo	$160,000	$152	65

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: —
• Equity multiple: 6.05×
• Total profit: $63,586
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 12.64×
• Total profit: $146,713
• Equity at exit: $3,891

Cash invested: $12,600 (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 95961

• Home prices YoY: -28.2%
• Active inventory: 318
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,112

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,144	-5% $1,128	+0% $1,112	+5% $1,097	+10% $1,081
Rent	-10% $970	-5% $1,041	+0% $1,112	+5% $1,184	+10% $1,255
Rate	-1.0pp $1,135	-0.5pp $1,124	base $1,112	+0.5pp $1,101	+1.0pp $1,089

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1624 Catalpa St Olivehurst, CA	3.0	1.0	960	$2,150	$2.24	14d	1	0.47mi
5624 Arboga Rd West Linda, CA	3.0	2.0	1050	$1,550	$1.48	22d	1	0.52mi
5624 Arboga Rd Unit 4 Olivehurst, CA	3.0	2.0	1050	$1,550	$1.48	44d	1	0.52mi
1136 Grand Ave Unit B West Linda, CA	2.0	2.0	900	$1,900	$2.11	44d	1	0.61mi
1115 Holly Ave Olivehurst, CA	3.0	1.0	850	$1,550	$1.82	14d	1	0.74mi
1115 Holly Ave Unit C West Linda, CA	3.0	1.0	850	$1,550	$1.82	22d	1	0.77mi
1495 Marshall Ln Unit 1 Linda, CA	2.0	2.0	900	$1,800	$2.00	14d	1	0.78mi
5802 Arboga Rd Olivehurst, CA	3.0	2.0	1397	$2,000	$1.43	14d	1	1.10mi
1817 7th Ave Unit B Olivehurst, CA	3.0	2.0	960	$1,650	$1.72	44d	1	1.31mi
1815 7th Ave Apt B Olivehurst, CA	3.0	2.0	960	$1,695	$1.77	14d	1	1.33mi
1738 Linda Ave Unit D Linda, CA	2.0	1.0	850	$1,395	$1.64	44d	1	1.41mi
1948 Country Club Ct Apt 2 Marysville, CA	2.0	1.0	848	$1,250	$1.47	44d	1	1.48mi
1954 Country Club Ct Unit B Marysville, CA	2.0	1.0	848	$1,145	$1.35	22d	1	1.48mi

Taxation est. · year 1

• Rental income: $21,621
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$1,309
• Taxable income: $13,432
• Est. tax owed @ 24.0%: −$3,224
• After-tax cash flow: $10,125/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

Fair 45/100 Moderate rehab

This 2-bedroom mobile home requires moderate updates to kitchen and bathrooms, exterior siding, and interior paint to improve its condition and value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — basic and dated
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizes kitchen and adds value
• Both replace dated bathroom fixtures — enhances bathroom and adds value
• Both repair and paint exterior siding — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and dated	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizes kitchen and adds value ↑
• Both replace dated bathroom fixtures — enhances bathroom and adds value ↑
• Both repair and paint exterior siding — enhances curb appeal 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: Marysville Joint Unified
• NCES district ID: 0624090
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $44,598
• Composite: 18.18/100
• National rank: #8961
• State rank: #455 of 517 in CA

Livability — Linda

• Score: 52/100
• State rank: #995
• US rank: #24769

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linda, CA
• County: Yuba County · 71,731 people
• Metro: Yuba City, CA
• Population (ZIP): 33,999
• Household income: $89,561
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 461.0

Population outlook (Yuba County) Hauer SSP2

• Today (2025): 75,432 people
• By 2030: 75,358 · -0.1%
• By 2040: 74,643 · -1.0%
• By 2050: 72,937 · -3.3%
• By 2075: 66,368 · -12.0%
• By 2100: 54,524 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 42% Hispanic / Latino 39% Two or more races 18% Asian 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 69% English-only · Spanish 23% Other Asian/Pacific 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Yuba

• 2024 margin: Strong R (+25.8) · D 35.7% · R 61.5% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -14.7pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+21.6 2016: R+24.1 2012: R+19.5 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.37%
• Current HPI: 222.3191
• 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