1315 E St · Marysville, CA 95901

$625,000

6 bd · 5.0 ba · 3,507 sqft · MultiFamily public records · 9 Days on market

Built 1925 10,019 sqft lot Est $547k · 14% over

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

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

Excellent opportunity to acquire a fully occupied 5-unit multifamily property in Marysville. The property consists of three 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units, providing a desirable mix of unit types for a broad tenant base. Current gross scheduled rental income is $5,275 per month or $63,300 annually. The property features separate gas and electric meters, helping minimize owner-paid utility expenses. Recent capital improvements include a newer composition roof and dual-pane windows, reducing future maintenance concerns and improving overall efficiency. Situated on a generous 0.23-acre lot, the property offers ample outdoor space along with a detached garage/storage bu

Key facts

• Dual-pane windows
• 0.23-acre lot
• 0.23 acre lot

Tags

• NEWER COMPOSITION ROOF
• DUAL-PANE WINDOWS
• 0.23-ACRE LOT
• NEAR DOWNTOWN MARYSVILLE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Natural gas connected; Public water; Public sewer; Separate meters for common area, electricity, and gas
• Home design: Residential income property (apartments); Five-or-more unit building; Built in 1925; Two stories
• Construction: Composition roof; Originally built in 1925
• Exterior features: Composition roof; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: Five total units: three 2-bedroom units and two 1-bedroom units; Unit breakdown — Unit 1: 2 bedrooms; Unit 2: 1 bedroom; Unit 3: 2 bedrooms; Unit 4: 1 bedroom (other unit included in totals)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Each listed unit includes one full bathroom
• Heating & cooling: Wall furnace heating; Window cooling units
• Interior features: Dual-pane full windows; Balcony/Deck; Varies by unit for some features
• Laundry & utility: Laundry arrangements vary by unit

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $311/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $625k).
• Cap rate 9.3% vs local median 3.7% in Marysville — 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 68/100 on livability (#293 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: schools C-, crime F, amenities F.
• Marysville Joint Unified (suburban): math 14% / reading 28% proficiency, ranked #455 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 254 active listings in the ZIP; 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).
• At $6,642/mo this rent would consume 114% of the median local household income ($70k/yr) (locally 1190% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Yuba County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $625,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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 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: 1.06% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $547,092
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 H St	0.49mi	6/5.0	3,068 (-12%)	2mo	$480,000	$156	54

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-10,095
• Equity at exit: $93,190

10-year hold

• IRR: 7.0%
• Equity multiple: 1.50×
• Total profit: $87,494
• Equity at exit: $54,039

Cash invested: $175,000 (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 95901

• Rents YoY: 1.9%
• Active inventory: 254
• Price-to-rent: 38.1×

Monthly cashflow live

• Estimated rent: $6,642 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$156 /mo · $1,870/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,395
• Net cashflow: $1,553

Break-even live

Break-even rent $4,676

Max offer price $625,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,101
▸ 2× units	1	1	$2,542
Total (5 units)			$6,642

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $625,000 Active 9 DOM
2. 2026-06-18
   days on market $625,000 Active 8 DOM
3. 2026-06-17
   days on market $625,000 Active 7 DOM
4. 2026-06-16
   days on market $625,000 Active 6 DOM
5. 2026-06-15
   days on market $625,000 Active 5 DOM
6. 2026-06-14
   days on market $625,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $625,000 Active 2 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: $1,870 · $156/mo
• Projected year-2 tax: $4,750 · $396/mo
• Expected delta: +$2,880/yr (+$240/mo · 154.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 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 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,704
• − Mortgage interest: −$35,010
• − Property taxes: −$1,870
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,376
• − Management: −$6,376
• − Depreciation: −$18,182
• Taxable income: $8,765
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $16,537/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: Marysville Joint Unified
• NCES district ID: 0624090
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $44,598
• Composite: 18.18/100
• National rank: #8961
• State rank: #455 of 517 in CA

Livability — Marysville

• Score: 68/100
• State rank: #293
• US rank: #9846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marysville, CA
• County: Yuba County · 71,731 people
• City population: 37,732
• Metro: Yuba City, CA
• Population (ZIP): 37,732
• Household income: $69,776
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1190.0

Population outlook (Yuba County) Hauer SSP2

• Today (2025): 75,432 people
• By 2030: 75,358 · -0.1%
• By 2040: 74,643 · -1.0%
• By 2050: 72,937 · -3.3%
• By 2075: 66,368 · -12.0%
• By 2100: 54,524 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 28% Two or more races 17% Asian 9% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 1% Russian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 5% Other Indo-European 1%

Political lean MEDSL · Yuba

• 2024 margin: Strong R (+25.8) · D 35.7% · R 61.5% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -14.7pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+21.6 2016: R+24.1 2012: R+19.5 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.01%
• Current HPI: 203.7684
• Rent YoY: ▲ 1.87%
• 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

+1.6%/yr

Latest (2025): $1,870 · +1.7% YoY. Source: county tax records.