131 El Verano · Yuba City, CA 95993

$60,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 139 Days on market

Manufactured home 55+ age-restricted Built 1971 Fair condition $58/sqft · 56% below area

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.8

Listing remarks

Get ready to fall in love with this charming home at 131 El Verano, perfectly situated in a warm and welcoming 55+ community! This neighborhood offers the ideal blend of peace, connection, and independencemaking it a fantastic place to start your next chapter. This inviting 2-bedroom, 2-bath home features a spacious living area and a cozy dining room complete with built‑in cabinetry for added character and storage. The large kitchen provides plenty of room for all your culinary adventures, giving you the perfect foundation for easy, enjoyable living. Whether you're dreaming of modern updates or envisioning a comfortable retreat, this home is ready for you to make it your own.

Key facts

• Attached carport
• Private yard
• Built in cabinetry

Tags

• PRIVATE YARD
• BUILT IN CABINETRY
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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: Butte Vista Elementary (856 students, 46% 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).
• Market conditions: 338 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent is only 17% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($53k) 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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 1971 — 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 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?
7. 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?
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: 2.27% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.26%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $137,200
• List price: $60,000
• Delta: -56.27%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 El Encino Way	0.11mi	2/1.5	1,080 (+4%)	16mo	$79,000	$73	74
161 El Granero Way	0.09mi	2/2.0	1,200 (+15%)	7mo	$98,000	$82	66
149 La Brea Way	0.05mi	2/2.0	1,200 (+15%)	13mo	$132,000	$110	62
96 La Entrada Way	0.13mi	2/2.0	1,200 (+15%)	14mo	$105,000	$88	58
103 La Entrada Way	0.14mi	3/2.0 (+1)	1,152 (+11%)	17mo	$125,000	$109	56
22 La Cienega Way	0.12mi	3/2.0 (+1)	1,232 (+18%)	11mo	$140,000	$114	55

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $32,436
• Equity at exit: $8,946

10-year hold

• IRR: 50.6%
• Equity multiple: 5.92×
• Total profit: $82,587
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $127,400 ($105/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +25.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95993

• Active inventory: 338
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $662

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $703	-5% $682	+0% $662	+5% $641	+10% $620
Rent	-10% $554	-5% $608	+0% $662	+5% $715	+10% $769
Rate	-1.0pp $692	-0.5pp $677	base $662	+0.5pp $646	+1.0pp $630

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1450 Stabler Ln Yuba City, CA	2.0	1.0–2.0	797	$1,625	$2.04	0d	2	0.14mi
1575 Heather Dr Unit 1445 Yuba City, CA	2.0	1.0	800	$1,600	$2.00	116d	1	0.23mi
1574 Heather Dr Unit 206 Yuba City, CA	2.0	1.0	1005	$1,650	$1.64	116d	1	0.27mi
1572 Heather Dr Unit 109 Yuba City, CA	1.0	1.0	700	$1,300	$1.86	139d	1	0.28mi
1572 Heather Dr Unit 119 Yuba City, CA	1.0	1.0	700	$1,400	$2.00	139d	1	0.28mi
1431 Mirada Cir Yuba City, CA	3.0	2.0	1370	$2,400	$1.75	116d	1	0.33mi
1341 Dustin Dr Yuba City, CA	2.0	1.0	750	$1,625	$2.17	0d	2	0.34mi
1351 Dustin Dr Unit 45 Yuba City, CA	2.0	1.0	750	$1,400	$1.87	139d	1	0.38mi
2382 Butte House Rd Yuba City, CA	2.0	2.0	1104	$1,700	$1.54	4d	1	0.74mi
1250 Kenny Dr Unit 95991 Yuba City, CA	2.0	1.0	825	$1,375	$1.67	6d	1	0.75mi
1210 Kenny Dr Unit 95991 Yuba City, CA	2.0	1.0	825	$1,395	$1.69	6d	1	0.78mi
1211 Kenny Dr Unit 19 Yuba City, CA	1.0	1.0	750	$1,195	$1.59	139d	1	0.80mi
1171 Kenny Dr Unit 3 Yuba City, CA	2.0	1.0	900	$1,500	$1.67	6d	1	0.83mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	139d	1	0.83mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	139d	1	0.83mi
1188 Casita Dr Yuba City, CA	2.0	1.0	840	$1,399	$1.67	139d	1	0.84mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	116d	1	0.84mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	139d	1	0.85mi
1290 Northgate Dr Unit 28 Yuba City, CA	2.0	1.0	872	$1,450	$1.66	116d	1	0.87mi
1570 Gray Ave Unit 16 Yuba City, CA	1.0	1.0	700	$1,275	$1.82	116d	1	0.88mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	116d	1	0.92mi
1119 Casita Dr #4 Yuba City, CA	2.0	1.0	840	$1,575	$1.88	4d	1	0.92mi
698 King Ave Yuba City, CA	3.0	2.0	1250	$2,150	$1.72	6d	1	1.16mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	139d	1	1.17mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	116d	1	1.19mi
1536 Bridge St Yuba City, CA	2.0	2.0	1090	$1,850	$1.70	6d	1	1.33mi
1590 Alfred Way Unit 2 Yuba City, CA	2.0	1.0	906	$1,400	$1.55	109d	1	1.38mi
515 Ohlson St Yuba City, CA	3.0	2.0	1337	$2,300	$1.72	109d	1	1.41mi
1602 Wildflower Cir Unit 1602 Yuba City, CA	3.0	2.0	1451	$2,200	$1.52	109d	1	1.43mi
869 Clark Ave Unit 03 Yuba City, CA	2.0	1.0	750	$1,400	$1.87	6d	1	1.46mi
3015 Clearview Dr Yuba City, CA	3.0	2.0	1288	$2,200	$1.71	0d	1	1.46mi
1460 Whyler Rd Unit 15 Yuba City, CA	2.0	1.0	700	$1,495	$2.14	6d	1	1.47mi

Property features AI

Finance

• Other: Located in Sutter County, CA (postal code 95993)Directions: Located between Tharp and Stabler on Butte House Rd in Del Prado Mobile Home Park
• Financial info: Land lease not indicated as 'Yes' (park land lease listed separately)
• HOA & community: Not part of an associationLocated in a senior communityCommunity contains multiple units (approximately 186 units)

Exterior

• Parking: Off-street covered parkingAttached parking (carport/covered)
• Utilities: Public waterPublic sewer220-volt outlet in laundry
• Home design: Manufactured home in a parkDouble-wide unitSingle-story (manufactured) homeBuilt in 1971Located at 131 El Verano, Yuba City, CA (faces within a mobile home community)
• Construction: Foam roofAluminum skirtingManufacturer: ChampionMake: WesternFoundation typical for manufactured homes
• Exterior features: Carport awningPorch awningFenced yardLandscaped backyardClose to clubhouse

Interior

• Kitchen: Laminate countertopsFree-standing refrigeratorFree-standing electric oven and rangeHood over range
• Bedrooms: 2 bedrooms (includes a master bedroom)
• Flooring: CarpetLinoleum
• Bathrooms: 2 full bathroomsBathrooms with tub/shower over tub and separate shower stall(s)
• Heating & cooling: Central heatingCentral cooling
• Interior features: Porch with stepsCovered deck with railingStorage areaFenced yardDining and living rooms combinedLiving room with additional feature noted as 'Other'
• Laundry & utility: Indoor laundry area (220V in laundry)

Listing history 50 events

1. 2026-09-24
   days on market $60,000 Active 139 DOM
2. 2026-09-24
   days on market $60,000 Active 138 DOM
3. 2026-09-22
   days on market $60,000 Active 137 DOM
4. 2026-09-21
   days on market $60,000 Active 136 DOM
5. 2026-09-20
   days on market $60,000 Active 135 DOM
6. 2026-09-18
   days on market $60,000 Active 133 DOM
7. 2026-09-17
   days on market $60,000 Active 132 DOM
8. 2026-09-16
   days on market $60,000 Active 131 DOM
9. 2026-09-15
   days on market $60,000 Active 130 DOM
10. 2026-09-14
    days on market $60,000 Active 129 DOM
11. 2026-09-13
    days on market $60,000 Active 128 DOM
12. 2026-09-12
    days on market $60,000 Active 127 DOM
13. 2026-09-11
    days on market $60,000 Active 126 DOM
14. 2026-09-05
    days on market $60,000 Active 120 DOM
15. 2026-09-04
    days on market $60,000 Active 119 DOM
16. 2026-09-03
    days on market $60,000 Active 118 DOM
17. 2026-08-31
    days on market $60,000 Active 115 DOM
18. 2026-08-30
    days on market $60,000 Active 114 DOM
19. 2026-08-29
    days on market $60,000 Active 113 DOM
20. 2026-08-28
    days on market $60,000 Active 112 DOM
21. 2026-08-27
    days on market $60,000 Active 111 DOM
22. 2026-08-26
    days on market $60,000 Active 110 DOM
23. 2026-08-25
    days on market $60,000 Active 109 DOM
24. 2026-08-24
    days on market $60,000 Active 108 DOM
25. 2026-08-23
    days on market $60,000 Active 107 DOM
26. 2026-08-22
    days on market $60,000 Active 106 DOM
27. 2026-08-21
    days on market $60,000 Active 105 DOM
28. 2026-08-20
    days on market $60,000 Active 104 DOM
29. 2026-08-19
    days on market $60,000 Active 103 DOM
30. 2026-08-18
    days on market $60,000 Active 102 DOM
31. 2026-08-17
    days on market $60,000 Active 101 DOM
32. 2026-08-16
    days on market $60,000 Active 100 DOM
33. 2026-08-15
    pricedays on market $60,000 Active 99 DOM
34. 2026-08-14
    days on market $70,000 Active 98 DOM
35. 2026-08-13
    days on market $70,000 Active 97 DOM
36. 2026-08-12
    days on market $70,000 Active 96 DOM
37. 2026-08-11
    days on market $70,000 Active 95 DOM
38. 2026-08-10
    days on market $70,000 Active 94 DOM
39. 2026-08-09
    days on market $70,000 Active 93 DOM
40. 2026-08-08
    days on market $70,000 Active 92 DOM
41. 2026-08-07
    days on market $70,000 Active 91 DOM
42. 2026-08-06
    days on market $70,000 Active 90 DOM
43. 2026-08-05
    days on market $70,000 Active 89 DOM
44. 2026-08-04
    days on market $70,000 Active 88 DOM
45. 2026-08-03
    days on market $70,000 Active 87 DOM
46. 2026-07-31
    days on market $70,000 Active 84 DOM
47. 2026-07-30
    days on market $70,000 Active 83 DOM
48. 2026-07-29
    days on market $70,000 Active 82 DOM
49. 2026-07-27
    days on market $70,000 Active 80 DOM
50. 2026-07-25
    days on market $70,000 Active 78 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: $16,348
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$1,745
• Taxable income: $7,426
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $6,157/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 Cosmetic rehab Est. rehab $5,200–$15,600 screening

This charming mobile home in a 55+ community is in fair condition with some cosmetic updates needed. Painting the exterior and trimming the landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Light discoloration on exterior
• Minor Landscaping — Overgrown shrubs need trimming

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Landscaping — Improves curb appeal for tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Butte Vista Elementary High River Valley High F CA #571/1,170 Nat'l #8,877/17,239

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

B Composite livability gradescore 75/100

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 · 97,244 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: 13% of renters

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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%

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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%

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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

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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 features AI

Finance

• Other: Located in Sutter County, CA (postal code 95993)Directions: Located between Tharp and Stabler on Butte House Rd in Del Prado Mobile Home Park
• Financial info: Land lease not indicated as 'Yes' (park land lease listed separately)
• HOA & community: Not part of an associationLocated in a senior communityCommunity contains multiple units (approximately 186 units)

Exterior

• Parking: Off-street covered parkingAttached parking (carport/covered)
• Utilities: Public waterPublic sewer220-volt outlet in laundry
• Home design: Manufactured home in a parkDouble-wide unitSingle-story (manufactured) homeBuilt in 1971Located at 131 El Verano, Yuba City, CA (faces within a mobile home community)
• Construction: Foam roofAluminum skirtingManufacturer: ChampionMake: WesternFoundation typical for manufactured homes
• Exterior features: Carport awningPorch awningFenced yardLandscaped backyardClose to clubhouse

Interior

• Kitchen: Laminate countertopsFree-standing refrigeratorFree-standing electric oven and rangeHood over range
• Bedrooms: 2 bedrooms (includes a master bedroom)
• Flooring: CarpetLinoleum
• Bathrooms: 2 full bathroomsBathrooms with tub/shower over tub and separate shower stall(s)
• Heating & cooling: Central heatingCentral cooling
• Interior features: Porch with stepsCovered deck with railingStorage areaFenced yardDining and living rooms combinedLiving room with additional feature noted as 'Other'
• Laundry & utility: Indoor laundry area (220V in laundry)