11273 Garden Hwy · Plumas Lake, CA 95991

$869,000

12 bd · 7.5 ba · 5,621 sqft · MultiFamily public records · 716 Days on market

Built 1965 1.09 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• 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

NEW RENTS now closer to $9,425 pro-forma! Excellent earning potential awaits with this property featuring 6 cottages alongside a Single Family Residence. Currently, all 6 cottages are leased out! The main home spans approximately 1,518 square feet, offering two master suites. Among the cottages, 4 units are 2 bedrooms with 1 bath each, and the remaining 2 units feature 1 bedroom and 1 bath each. Centrally situated, this property promises both immediate cash flow and long-term investment potential.

Key facts

• 2 master suites
• 1.09 acre lot
• Built 1965

Tags

• SINGLE FAMILY RESIDENCE
• 2 MASTER SUITES

Property features AI

Exterior

• Parking: 16 total parking spaces; Unassigned, uncovered parking; Unit 2: 2 parking spaces; Unit 3: 2 parking spaces; Unit 4: 2 parking spaces
• Utilities: Property has heating; Wall/window cooling units
• Home design: Multifamily building with 5+ units (commercial-residential); Built in 1965
• Construction: Composition shingle roof; Shingle roof; Stucco and vinyl siding exterior
• Exterior features: Agricultural lot

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms; Unit 3: 2 bedrooms; Unit 4: 2 bedrooms; Total units on property: 7
• Flooring: Tile
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 1 bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Double-pane windows; Tile flooring
• Laundry & utility: No separate laundry details provided

What this means for you Summary

Snapshot

• This is a 12-bed/7.5-bath multifamily listed at $869k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $869k).
• Recommended offer: $765k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.7% in Plumas Lake — 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 58/100 on livability (#699 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime D, amenities F, commute 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; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• At $9,257/mo this rent would consume 157% of the median local household income ($71k/yr) (locally 1674% 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 $6k of loan paydown is wiped out by about $26k 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

• It's been on market 716 days — a 12% lower offer ($765k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask is 75465% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $345k; list at $869k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $764,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 716 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-35,453
• Equity at exit: $129,571

10-year hold

• IRR: 4.4%
• Equity multiple: 1.30×
• Total profit: $74,036
• Equity at exit: $75,135

Cash invested: $243,320 (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: 45.3×

Monthly cashflow live

• Estimated rent: $9,257 medium
• Mortgage (P&I): −$4,557
• Tax from tax record: −$437 /mo · $5,239/yr
• Insurance: −$362
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,944
• Net cashflow: $1,832

Break-even live

Break-even rent $6,938

Max offer price $869,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,324	-5% $2,078	+0% $1,832	+5% $1,586	+10% $1,340
Rent	-10% $1,101	-5% $1,466	+0% $1,832	+5% $2,198	+10% $2,563
Rate	-1.0pp $2,270	-0.5pp $2,053	base $1,832	+0.5pp $1,607	+1.0pp $1,378

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,396
▸ 2× units	1	1	$2,862
Total (6 units)			$9,257

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: $217,250
• Closing costs: $26,070
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $869,000 Active 716 DOM
2. 2026-06-18
   days on market $869,000 Active 715 DOM
3. 2026-06-17
   days on market $869,000 Active 714 DOM
4. 2026-06-16
   days on market $869,000 Active 713 DOM
5. 2026-06-15
   days on market $869,000 Active 712 DOM
6. 2026-06-14
   days on market $869,000 Active 710 DOM
7. 2026-06-13
   days on market $869,000 Active 709 DOM
8. 2026-06-10
   days on market $869,000 Active 707 DOM
9. 2026-06-09
   days on market $869,000 Active 706 DOM
10. 2026-06-08
    days on market $869,000 Active 705 DOM
11. 2026-06-07
    days on market $869,000 Active 704 DOM
12. 2026-06-05
    days on market $869,000 Active 701 DOM
13. 2026-06-03
    days on market $869,000 Active 700 DOM
14. 2026-06-02
    days on market $869,000 Active 699 DOM
15. 2026-06-01
    days on market $869,000 Active 698 DOM
16. 2026-05-31
    days on market $869,000 Active 697 DOM
17. 2026-05-30
    days on market $869,000 Active 696 DOM
18. 2026-03-10
    historical $1,150
19. 2026-01-14
    listed $1,150
20. 2025-11-22
    historical $1,300
21. 2025-10-25
    listed $1,300
22. 2025-10-06
    status Active
23. 2025-10-06
    price $869,000
24. 2025-09-15
    historical $2,200
25. 2025-09-12
    historical Active Under Contract
26. 2025-07-18
    listed $2,200
27. 2025-07-18
    historical $2,200
28. 2025-07-09
    price $895,000
29. 2025-06-12
    listed $2,200
30. 2025-05-10
    historical $1,300
31. 2025-04-19
    listed $1,300
32. 2024-09-21
    historical $1,300
33. 2024-08-22
    listed $1,300
34. 2024-08-16
    historical $1,300
35. 2024-07-25
    listed $1,300
36. 2024-07-03
    listed $995,000 Active
37. 2023-05-23
    historical
38. 2015-04-17
    soldstatus $345,000
39. 2012-11-01
    soldstatus $285,000

ⓘ 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: $5,239 · $437/mo
• Projected year-2 tax: $6,604 · $550/mo
• Expected delta: +$1,365/yr (+$114/mo · 26.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,084
• − Mortgage interest: −$48,678
• − Property taxes: −$5,239
• − Insurance: −$5,848
• − Repairs & maintenance: −$8,887
• − Management: −$8,887
• − Depreciation: −$25,280
• Taxable income: $8,266
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $20,000/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 — Plumas Lake

• Score: 58/100
• State rank: #699
• US rank: #21171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sutter County · 81,625 people
• 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

Price history

-99.6% since first listed

22 events — show timeline

• 2026-03-10 Rental Removed $1,150 RENTALBEAST
• 2026-01-14 Listed for Rent $1,150 RENTALBEAST
• 2025-11-22 Rental Removed $1,300 RENTALBEAST
• 2025-10-25 Listed for Rent $1,300 RENTALBEAST
• 2025-10-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-06 Price Changed $869,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-15 Rental Removed $2,200 BUILDIUM
• 2025-09-12 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-18 Listed for Rent $2,200 BUILDIUM
• 2025-07-18 Rental Removed $2,200 Avail
• 2025-07-09 Price Changed $895,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-12 Listed for Rent $2,200 Avail
• 2025-05-10 Rental Removed $1,300 BUILDIUM
• 2025-04-19 Listed for Rent $1,300 BUILDIUM
• 2024-09-21 Rental Removed $1,300 Avail
• 2024-08-22 Listed for Rent $1,300 Avail
• 2024-08-16 Rental Removed $1,300 Avail
• 2024-07-25 Listed for Rent $1,300 Avail
• 2024-07-03 Listed $995,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-05-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-04-17 Sold (Public Records) $345,000 Public Records
• 2012-11-01 Sold (Public Records) $285,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $5,239 · +1.6% YoY. Source: county tax records.