668 Sutter St #106 · Yuba City, CA 95991

$65,000

1 bd · 1.0 ba · 560 sqft · Manufactured public records · 59 Days on market

Built 2003 662 sqft lot $116/sqft · 16% above area Est $56k · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller says SELL! Cute, well-kept unit with fenced backyard, and storage shed! Modern, comfortable unit with full size washer/dryer hook-ups (W/ D included!), and large covered porch. Easy access at the front of the park with fantastic view of annual fireworks in the river-bottoms! Indoor laundry, outside access from bedroom. Tandem 2 car driveway!

Key facts

• Outside access
• Laminate floors
• Storage shed

Tags

• FENCED BACKYARD
• STORAGE SHED
• LAMINATE FLOORS
• INDOOR LAUNDRY
• OUTSIDE ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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; 14 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 $449 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 + 1.8% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($63k) 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.01% ✓
• Cap rate: 18.15%
• Cash-on-cash: 42.33%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $55,824
• List price: $65,000
• Delta: 16.44%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Sutter St #104	0.10mi	1/1.0	600 (+7%)	18mo	$33,000	$55	69

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: 37.7%
• Equity multiple: 2.58×
• Total profit: $28,768
• Equity at exit: $9,692

10-year hold

• IRR: 43.7%
• Equity multiple: 4.92×
• Total profit: $71,336
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$341
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $642

Break-even live

Break-even rent $496

Max offer price $65,000

Occupancy floor 46%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
679 Kiley Ave Apt 20 Yuba City, CA	1.0	1.0	500	$1,350	$2.70	43d	1	0.16mi
237 B St Unit 8 Yuba City, CA	1.0	1.0	650	$1,300	$2.00	13d	1	0.24mi
635 Shasta St Unit 2 Yuba City, CA	1.0	1.0	610	$1,150	$1.89	43d	1	0.25mi
305 Woodcrest Way Yuba City, CA	1.0	1.0	630	$1,095	$1.74	43d	1	0.38mi
656 Walnut St Apt 4 Yuba City, CA	2.0	1.0	740	$1,600	$2.16	43d	1	0.47mi
803 Chestnut St Yuba City, CA	1.0	1.0	650	$1,399	$2.15	21d	1	0.54mi
410 Lemon St Marysville, CA	1.0	1.0	520	$1,050	$2.02	21d	1	0.76mi
609 1/2 H St Marysville, CA	1.0	1.0	725	$1,400	$1.93	43d	1	0.82mi
806 H St Unit 3 Marysville, CA	2.0	1.0	700	$1,150	$1.64	21d	1	0.82mi
611 H St Marysville, CA	1.0	1.0	725	$1,400	$1.93	43d	1	0.82mi
1311 Lemon St Marysville, CA	2.0	1.0	738	$1,550	$2.10	21d	1	0.98mi
611 E St Unit 9 Marysville, CA	—	1.0	475	$875	$1.84	43d	1	1.07mi
200 Park Ave Yuba City, CA	1.0	1.0	700	$1,522	$2.17	13d	2	1.27mi
1078 Franklin Ave Yuba City, CA	1.0	1.0	650	$1,300	$2.00	21d	1	1.34mi

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 59 DOM
2. 2026-06-18
   days on market $65,000 Active 58 DOM
3. 2026-06-17
   days on market $65,000 Active 57 DOM
4. 2026-06-16
   days on market $65,000 Active 56 DOM
5. 2026-06-15
   days on market $65,000 Active 55 DOM
6. 2026-06-14
   days on market $65,000 Active 53 DOM
7. 2026-06-13
   days on market $65,000 Active 52 DOM
8. 2026-06-10
   days on market $65,000 Active 50 DOM
9. 2026-06-09
   days on market $65,000 Active 49 DOM
10. 2026-06-08
    days on market $65,000 Active 48 DOM
11. 2026-06-07
    days on market $65,000 Active 47 DOM
12. 2026-06-05
    days on market $65,000 Active 44 DOM
13. 2026-06-03
    days on market $65,000 Active 43 DOM
14. 2026-06-02
    days on market $65,000 Active 42 DOM
15. 2026-06-01
    days on market $65,000 Active 41 DOM
16. 2026-05-31
    days on market $65,000 Active 40 DOM
17. 2026-05-30
    days on market $65,000 Active 39 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: $290 · $24/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$204/yr (+$17/mo · 70.6%)

ⓘ 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 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 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,708
• − Mortgage interest: −$3,641
• − Property taxes: −$290
• − Insurance: −$325
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$1,891
• Taxable income: $7,048
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $6,013/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

+1.1%/yr

Latest (2025): $290 · +1.7% YoY. Source: county tax records.