345 Littlejohn Rd · Yuba City, CA 95993

$1,400,000

32 bd · 16.0 ba · 7,840 sqft · MultiFamily public records · 5 Days on market

Built 1970 0.68 ac lot

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Why this score? — see what drove the C- 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 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: 1 unit. 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

This is an opportunity to own a rare Townhouse style apartment located within a nice residential neighborhood. All 8 units have the living room, kitchen and 1/2 bath downstairs with the bedrooms & full bath upstairs. 7 units have 2 bedrooms plus one unit is a 3 bedroom. This property has been owned by the same person for over 20 years and maintained with a pride of ownership. Good tenants with a location that historicaly is in high demand for prospective tenants.

Key facts

• High demand location
• Living room kitchen
• 0.68 acre lot

Tags

• TOWNHOUSE STYLE APARTMENT
• RESIDENTIAL NEIGHBORHOOD
• LIVING ROOM KITCHEN
• HIGH DEMAND LOCATION

Property features AI

Finance

• Other: Lot approximately 0.68 acres
• Financial info: Multi-unit property with 8 total units
• HOA & community: No association

Exterior

• Parking: Off-street parking; Guest parking available; Total of 20 parking spaces
• Utilities: Cable available; City/public water with meter on site; Public district irrigation; Natural gas connected; Separate electricity and gas meters; 220 volt electric; Septic system (septic connected)
• Home design: Residential income property; 5 or more units (apartments/townhouses); Varies by unit; original condition in places; Two stories; Building named Westgate Villa; Facing direction not specified; Entry level not specified
• Construction: Built in 1970; Shingle/composition/other roof
• Exterior features: Yard space; Private landscaped back; Other yard/lot features

Interior

• Kitchen: Free standing refrigerator; Dishwasher; Disposal; Free standing electric range
• Flooring: Carpet; Tile; Vinyl
• Heating & cooling: Central cooling; Central heating; Natural gas heating
• Interior features: Formal entry; Dual-pane full windows; Balcony/deck and enclosed patio
• Laundry & utility: In common area laundry; Washer/Dryer owned

What this means for you Summary

Snapshot

• This is a 32-bed/16.0-bath multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.40M).
• Cap rate 8.1% 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; solid renter incomes; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• At $14,425/mo this rent would consume 185% of the median local household income ($94k/yr) (locally 738% 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 $10k of loan paydown is wiped out by about $42k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $995k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,400,000

Questions for the listing agent

1. Built in 1970 — 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 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: 1.03% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-92,419
• Equity at exit: $208,745

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $92,575
• Equity at exit: $121,046

Cash invested: $392,000 (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 95993

• Active inventory: 176
• Price-to-rent: 75.2×

Monthly cashflow live

• Estimated rent: $14,425 high
• Mortgage (P&I): −$7,342
• Tax from tax record: −$1,359 /mo · $16,314/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,029
• Net cashflow: $2,111

Break-even live

Break-even rent $11,753

Max offer price $1,400,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,904	-5% $2,507	+0% $2,111	+5% $1,715	+10% $1,319
Rent	-10% $972	-5% $1,541	+0% $2,111	+5% $2,681	+10% $3,251
Rate	-1.0pp $2,816	-0.5pp $2,467	base $2,111	+0.5pp $1,748	+1.0pp $1,379

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	0.5	$10,857
1× unit	2	1	$1,703
1× unit	3	1	$1,863
Total (9 units)			$14,425

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2005-02-16
   soldstatus $995,000
2. 1992-04-07
   soldstatus $100,000

ⓘ 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: $16,314 · $1,359/mo
• Projected year-2 tax: $16,314 · $1,359/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $173,100
• − Mortgage interest: −$78,422
• − Property taxes: −$16,314
• − Insurance: −$7,000
• − Repairs & maintenance: −$13,848
• − Management: −$13,848
• − Depreciation: −$40,727
• Taxable income: $2,941
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $24,628/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): 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

Price history

+895.0% since first listed

2 events — show timeline

• 2005-02-16 Sold (Public Records) $995,000 Public Records
• 1992-04-07 Sold (Public Records) $100,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $16,314 · +1.6% YoY. Source: county tax records.