824 C St · Marysville, CA 95901

$450,000

3 bd · 3.0 ba · 1,716 sqft · MultiFamily public records · 55 Days on market

Built 1938 4,434 sqft lot Est $417k · 8% over

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Why this score? — see what drove the D- 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 +13.9/30.0
• DSCR +4.2/10.0
• ARV discount +3.9/15.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Back on the market with increased rents! Three (3) unit apartment building near downtown Marysville. Each unit is 1 bedroom and 1 bathroom and are rented at $1,400 per unit, for a total monthly income of $4,200 or $50,400 annually. Each unit has its own laundry facility. Within the last 3 years, various repairs have been completed at the subject property including new ductless mini-split HVAC systems, tub/shower surrounds, kitchen appliances, flooring, paint, doors, dual pane windows, lighting fixtures and plumbing fixtures. If more than 3 units are desired, adjacent property 819/824 Oak St (triplex) is also for sale. Potential to have 6 total units for a combined annual gross income of $96

Key facts

• Tub shower surrounds
• Kitchen appliances
• Plumbing fixtures

Tags

• UNIT LAUNDRY FACILITY
• TUB SHOWER SURROUNDS
• KITCHEN APPLIANCES
• DUAL PANE WINDOWS
• LIGHTING FIXTURES
• PLUMBING FIXTURES

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $51 ($618/yr) — positive. Per door: $17/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (19.8% below list).
• Recommended offer: $361k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).
• At $3,611/mo this rent would consume 62% 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 $3k of loan paydown is wiped out by about $14k 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

• It's been on market 55 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $361,100 (19.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $416,988
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 - 1022 Divver St	0.48mi	4/2.0 (+1)	1,536 (-10%)	6mo	$374,000	$243	46

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-73,835
• Equity at exit: $67,096

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-76,906
• Equity at exit: $38,908

Cash invested: $126,000 (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: 31.2×

Monthly cashflow live

• Estimated rent: $3,611 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $51

Break-even live

Break-even rent $3,546

Max offer price $450,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,612
Total (3 units)			$3,611

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Oak St Unit 1 Marysville, CA	4.0	1.0	1400	$2,150	$1.54	44d	1	0.04mi
312 1st St Unit 312 1/2 Marysville, CA	2.0	1.0	1501	$1,600	$1.07	21d	1	0.57mi
1316 H St Marysville, CA	3.0	2.0	1735	$2,000	$1.15	21d	1	0.59mi
231 E 18th St Unit A Marysville, CA	2.0	1.0	1200	$1,850	$1.54	21d	1	0.91mi
502 Rideout Way Unit 502 Marysville, CA	2.0	1.0	1100	$1,650	$1.50	13d	1	1.14mi
1743 Hall St Marysville, CA	3.0	2.0	1092	$1,895	$1.74	21d	1	1.29mi
725 Kiley Ave Yuba City, CA	2.0	2.0	1124	$1,950	$1.73	21d	1	1.40mi
619 E 24th St Marysville, CA	3.0	2.0	1375	$2,199	$1.60	21d	1	1.41mi
375 Monterey Ave Yuba City, CA	4.0	2.0	1632	$2,080	$1.27	44d	1	1.46mi

Listing history 4 events

1. 2026-06-17
   status $450,000 Pending 55 DOM
2. 2026-06-17
   days on market $450,000 Active 55 DOM
3. 2026-06-16
   days on market $450,000 Active 54 DOM
4. 2026-06-15
   status $450,000 Active 53 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: $3,046 · $254/mo
• Projected year-2 tax: $3,420 · $285/mo
• Expected delta: +$374/yr (+$31/mo · 12.3%)

ⓘ 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: $43,332
• − Mortgage interest: −$25,207
• − Property taxes: −$3,046
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,467
• − Management: −$3,467
• − Depreciation: −$13,091
• Taxable loss: −$7,195
• Est. tax savings @ 24.0%: +$1,727
• After-tax cash flow: $2,345/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

+11.6%/yr

Latest (2025): $3,046 · +1.7% YoY. Source: county tax records.