173 El Granero Way · Yuba City, CA 95993

$94,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 34 Days on market

Built 1977 Good condition $66/sqft · 27% below area Est $130k · 27% 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
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful home situated on corner lot (173 El Granero) Located in a desirable 55+ community featuring two spacious living areas, a formal dining room with a built-in hutch, and a kitchen with a convenient breakfast bar. The large laundry room offers endless possibilities and could easily serve as a craft room, sewing room, or additional workspace, with plenty of storage throughout. This 2-bedroom, 2-bath home includes updated bathrooms with new vanities and additional improvements. Enclosed porch with storage, access from deck or family room. Low maintenance yard. Recent upgrades include a new deck, new back porch, and a resealed roof. Move-in ready and just waiting for its new owner! Note,

Key facts

• 2 parking spots
• Built 1977
• Listed 34 days

Property features AI

Finance

• Other: Directions: From Hwy 20, North on Stabler, West on Butte House, enter park, immediate left, take 2nd right on El Granero
• HOA & community: No homeowners association; Land lease: yes — $870

Exterior

• Parking: Attached parking
• Utilities: Individual gas meter; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured in-park, double wide; Built in 1977; Senior community; Address: 173 El Verano, Yuba City, CA 95953
• Construction: Metal skirting; Roof: Other; Make: Calypso (manufactured home)
• Exterior features: Storage area; Shed(s)

Interior

• Kitchen: Gas cooktop; Hood over range; Dishwasher; Disposal; Pantry cabinet; Laminate counter
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Parquet
• Bathrooms: 2 full bathrooms with tub and tub/shower over
• Heating & cooling: Central heating (natural gas); Central cooling and wall unit(s)
• Interior features: Covered deck and porch; Pantry cabinet and laminate counters; Deck attached to living room; Storage area and shed(s)
• Laundry & utility: Washer and dryer included; Washer/dryer hookups in inside laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 200 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $656 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.22% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.44%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $129,981
• List price: $94,900
• Delta: -26.99%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 la Brea	0.04mi	2/2.0	1,440 (0%)	4mo	$119,900	$83	95
123 El Verano Way	0.02mi	2/2.0	1,488 (+3%)	5mo	$138,800	$93	89
156 El Granero Way	0.03mi	2/2.0	1,440 (0%)	14mo	$140,000	$97	87
175 El Verano	0.02mi	2/2.0	1,560 (+8%)	3mo	$85,000	$54	83
41 La Cienega	0.14mi	3/2.0 (+1)	1,440 (0%)	11mo	$153,500	$107	80
56 La Mesa	0.15mi	2/1.5	1,440 (0%)	14mo	$118,500	$82	79
134 El Verano Way	0.09mi	2/2.0	1,528 (+6%)	8mo	$131,000	$86	79
99 La Entrada Way	0.12mi	2/2.0	1,440 (0%)	19mo	$105,000	$73	79
15 La Cienega	0.19mi	2/2.0	1,294 (-10%)	3mo	$135,800	$105	72
64 La Mesa	0.12mi	2/2.0	1,536 (+7%)	14mo	$65,000	$42	71
55 La Mesa Way	0.16mi	3/2.0 (+1)	1,518 (+5%)	16mo	$218,000	$144	65
22 La Cienega Way	0.16mi	3/2.0 (+1)	1,232 (-14%)	8mo	$140,000	$114	56

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: 42.6%
• Equity multiple: 2.83×
• Total profit: $48,740
• Equity at exit: $14,150

10-year hold

• IRR: 48.7%
• Equity multiple: 5.71×
• Total profit: $125,092
• Equity at exit: $8,205

Cash invested: $26,572 (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: 200
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,006

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,072	-5% $1,039	+0% $1,006	+5% $973	+10% $941
Rent	-10% $840	-5% $923	+0% $1,006	+5% $1,089	+10% $1,172
Rate	-1.0pp $1,054	-0.5pp $1,030	base $1,006	+0.5pp $982	+1.0pp $957

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1574 Heather Dr Unit 206 Yuba City, CA	2.0	1.0	1005	$1,650	$1.64	22d	1	0.32mi
1431 Mirada Cir Yuba City, CA	3.0	2.0	1370	$2,400	$1.75	22d	1	0.39mi
1450 Peach Tree Ln Yuba City, CA	3.0	2.0	1850	$2,350	$1.27	45d	1	0.46mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	45d	1	0.88mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	45d	1	0.88mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	22d	1	0.89mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	45d	1	0.90mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	45d	1	0.90mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	22d	1	0.97mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	45d	1	1.13mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	45d	1	1.22mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	22d	1	1.24mi
1590 Alfred Way Unit 2 Yuba City, CA	2.0	1.0	906	$1,400	$1.55	14d	1	1.39mi
1602 Wildflower Cir Unit 1602 Yuba City, CA	3.0	2.0	1451	$2,200	$1.52	14d	1	1.44mi
1456 Live Oak Blvd Yuba City, CA	3.0	2.0	1522	$2,495	$1.64	22d	1	1.45mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	14d	1	1.46mi

Listing history 11 events

1. 2026-06-13
   status $94,900 Pending 34 DOM
2. 2026-06-10
   days on market $94,900 Active 34 DOM
3. 2026-06-09
   days on market $94,900 Active 33 DOM
4. 2026-06-08
   days on market $94,900 Active 32 DOM
5. 2026-06-07
   days on market $94,900 Active 31 DOM
6. 2026-06-05
   days on market $94,900 Active 28 DOM
7. 2026-06-03
   days on market $94,900 Active 27 DOM
8. 2026-06-02
   days on market $94,900 Active 26 DOM
9. 2026-06-01
   days on market $94,900 Active 25 DOM
10. 2026-05-31
    days on market $94,900 Active 24 DOM
11. 2026-05-30
    days on market $94,900 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,246
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$2,761
• Taxable income: $11,232
• Est. tax owed @ 24.0%: −$2,696
• After-tax cash flow: $9,379/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 · 30 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent upgrades and is move-in ready. It has potential for significant value increase through kitchen and interior updates.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate kitchen flooring — dated and in need of updating
• Moderate living room flooring — dated and in need of updating

Value-add opportunities

• Resale update kitchen cabinets, countertops, and flooring — modernizing the kitchen would significantly increase its appeal
• Resale paint interior walls — fresh paint would improve the home's curb appeal
• Resale replace carpet in living areas — new flooring would enhance the home's overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
kitchen flooring · dated and in need of updating	Moderate	$3,000–15,000
living room flooring · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, and flooring — modernizing the kitchen would significantly increase its appeal ↑
• Resale paint interior walls — fresh paint would improve the home's curb appeal ↑
• Resale replace carpet in living areas — new flooring would enhance the home's overall appearance ↑

ⓘ 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): 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