3120 Live Oak Blvd #127 · Yuba City, CA 95991

$119,999

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 92 Days on market

Built 1992 5,070 sqft lot $114/sqft · 9% below area Est $131k · 9% 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 +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks

Welcome to 120 Live Oak Blvd. #127 located in the desirable Dell Wayne Estates Mobile Home Park in Yuba City. This 2 bedroom, 2 bathroom home offers updates, comfortable living, and a convenient location within the park. There is an open floor plan where the kitchen flows into the dining and living areas, creating a bright and inviting space. Recent upgrades include brand new carpet, fresh interior and exterior paint, new split unit systems in each bedroom and the living room for efficient heating and cooling, plus a new dishwasher. The refrigerator is included, making this home move in ready. The primary bedroom features a walk in closet, while a dedicated laundry room provides extra stora

Key facts

• Open floor plan
• New carpet
• New dishwasher

Tags

• OPEN FLOOR PLAN
• NEW CARPET
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW SPLIT UNIT SYSTEMS
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Rents rising (+1.8%/yr); 149 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 of loan paydown is wiped out by about $4k 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 + 1.8% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,199 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.35% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

• ARV (median comp): $131,421
• List price: $119,999
• Delta: -8.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Pease Rd #428	0.27mi	2/2.0	1,080 (+2%)	12mo	$115,000	$106	74
3120 Live Oak Blvd #119	0.08mi	3/2.0 (+1)	1,116 (+6%)	12mo	$154,000	$138	72
3120 Live Oak Blvd #83	0.21mi	3/2.0 (+1)	1,120 (+6%)	6mo	$129,000	$115	70
1155 Pease Rd #502	0.31mi	2/2.0	1,152 (+9%)	9mo	$67,000	$58	63
1155 Pease #43	0.37mi	2/2.0	1,000 (-5%)	13mo	$92,000	$92	63
1155 Pease Rd #228	0.37mi	2/2.0	1,140 (+8%)	12mo	$64,000	$56	60
3120 Live Oak Blvd #165	0.11mi	3/2.0 (+1)	1,179 (+12%)	20mo	$177,500	$151	54
1155 Pease Rd #118	0.39mi	2/2.0	1,200 (+14%)	9mo	$51,000	$43	52
1155 Pease Rd #225	0.36mi	2/2.0	1,200 (+14%)	17mo	$76,000	$63	46
1192 Pease Rd	0.47mi	2/2.0	1,152 (+9%)	24mo	$290,000	$252	43
1155 Pease Rd #525	0.37mi	2/1.5	1,200 (+14%)	21mo	$89,999	$75	41

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $15,006
• Equity at exit: $17,892

10-year hold

• IRR: 19.5%
• Equity multiple: 2.55×
• Total profit: $51,982
• Equity at exit: $10,375

Cash invested: $33,600 (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 95991

• Rents YoY: 1.8%
• Active inventory: 149
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $572

Break-even live

Break-even rent $901

Max offer price $119,999

Occupancy floor 60%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	21d	1	1.15mi
1290 Northgate Dr Unit 28 Yuba City, CA	2.0	1.0	872	$1,450	$1.66	21d	1	1.16mi
1290 Northgate Dr Unit 81 Yuba City, CA	2.0	2.0	941	$1,500	$1.59	44d	1	1.19mi
1138 Forestwood Dr Yuba City, CA	2.0	2.0	964	$2,025	$2.10	21d	1	1.26mi
1250 Melton Dr Yuba City, CA	1.0–2.0	1.0	646	$1,300	$2.01	13d	2	1.35mi
1199 Casita Dr #1 Yuba City, CA	2.0	1.0	896	$1,500	$1.67	21d	1	1.36mi
1188 Casita Dr Yuba City, CA	2.0	1.0	840	$1,399	$1.67	44d	1	1.39mi
1171 Kenny Dr Yuba City, CA	2.0	1.0	900	$1,500	$1.67	44d	1	1.41mi
1171 Kenny Dr Unit 10 Yuba City, CA	2.0	1.0	900	$1,375	$1.53	44d	1	1.42mi
1211 Kenny Dr Unit 19 Yuba City, CA	1.0	1.0	750	$1,195	$1.59	44d	1	1.42mi
1570 Gray Ave Unit 16 Yuba City, CA	1.0	1.0	700	$1,275	$1.82	21d	1	1.45mi
1518 Upland Dr Unit 1518 Yuba City, CA	2.0	1.0	1084	$1,900	$1.75	44d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $119,999 Active 92 DOM
2. 2026-06-18
   days on market $119,999 Active 91 DOM
3. 2026-06-17
   days on market $119,999 Active 90 DOM
4. 2026-06-16
   pricedays on market $119,999 Active 89 DOM
5. 2026-06-15
   days on market $124,999 Active 88 DOM
6. 2026-06-14
   days on market $124,999 Active 86 DOM
7. 2026-06-13
   days on market $124,999 Active 85 DOM
8. 2026-06-10
   days on market $124,999 Active 83 DOM
9. 2026-06-09
   days on market $124,999 Active 82 DOM
10. 2026-06-08
    days on market $124,999 Active 81 DOM
11. 2026-06-07
    days on market $124,999 Active 80 DOM
12. 2026-06-05
    days on market $124,999 Active 77 DOM
13. 2026-06-03
    days on market $124,999 Active 76 DOM
14. 2026-06-02
    days on market $124,999 Active 75 DOM
15. 2026-06-01
    days on market $124,999 Active 74 DOM
16. 2026-05-31
    days on market $124,999 Active 73 DOM
17. 2026-05-30
    days on market $124,999 Active 72 DOM

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$518/yr (+$43/mo · 131.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 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: $19,511
• − Mortgage interest: −$6,722
• − Property taxes: −$394
• − Insurance: −$600
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$3,491
• Taxable income: $5,183
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $5,625/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

Property tax history

+8.4%/yr

Latest (2025): $394 · +2.1% YoY. Source: county tax records.