10863 Highway 99 · Live Oak, CA 95953

$968,000

None bd · 648.0 ba · 2,579 sqft · MultiFamily · 21 Days on market

Built 1950 Fair condition 1.72 ac lot $375/sqft · 70% above area ↓ 34% since listing

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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 MLS

Great investment opportunity with strong income potential! A home with 8 studios. This unique property features a spacious 3-bedroom 2-full bath main home along with 8 studio units-formely a motel-offering a versatile multi-income setup. The main residence includes oner 1,500 sq ft of living space with central heating and air, a functional layout, tile and laminate flooring, and tile countertops. A detached 2-car garage adds convenience and storage. each of the 8-unit studios includes a full bath and a small kitchen. The studio's building roof was replaced approximate 2 years ago. Two of the unit studios remain unfinished, providing additional value-add potential. Situated on a 1.72 acre lot with excellent freeway access and visibility. this property offers a wide range of potential rental or comercial uses. Realtor advise buyers to verify all zoning, permitted uses, and regulations with the city of Live Oak and with Sutter County.

Key facts

• 1.72 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 8 × ?-bed/1-bath units multifamily listed at $968k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $224/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $968k).
• Recommended offer: $953k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.8% in Live Oak — 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 72/100 on livability (#197 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, commute A; Watch: employment C-, crime F, cost of living F.
• Live Oak Unified (town): math 39% / reading 52% proficiency, ranked #569 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 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 $7k of loan paydown is wiped out by about $29k 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 21 days — a 2% lower offer ($953k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $750k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $953,480 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1950 — 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. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $570,625
• List price: $968,000
• Delta: 69.64%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-42,625
• Equity at exit: $144,332

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $110,426
• Equity at exit: $83,695

Cash invested: $271,040 (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 95953

• Home prices YoY: -18.6%
• Active inventory: 43
• Price-to-rent: 60.1×

Monthly cashflow live

• Estimated rent: $10,735 medium
• Mortgage (P&I): −$5,076
• Tax est. 1.5%: −$1,210 /mo · $14,520/yr
• Insurance: −$403
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,254
• Net cashflow: $1,791

Break-even live

Break-even rent $8,468

Max offer price $968,000

Occupancy floor 78%

Sensitivity live

Price	-10% $2,460	-5% $2,126	+0% $1,791	+5% $1,457	+10% $1,122
Rent	-10% $943	-5% $1,367	+0% $1,791	+5% $2,215	+10% $2,639
Rate	-1.0pp $2,279	-0.5pp $2,037	base $1,791	+0.5pp $1,540	+1.0pp $1,285

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

Units	Beds	Baths	Est. rent
▸ 8× units	0	1	$10,736
Total (8 units)			$10,735

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: $242,000
• Closing costs: $29,040
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $968,000 Active 21 DOM
2. 2026-06-18
   days on market $968,000 Active 20 DOM
3. 2026-06-17
   days on market $968,000 Active 19 DOM
4. 2026-06-16
   days on market $968,000 Active 18 DOM
5. 2026-06-15
   days on market $968,000 Active 17 DOM
6. 2026-06-14
   days on market $968,000 Active 15 DOM
7. 2026-06-13
   statusdays on market $968,000 Active 14 DOM
8. 2026-05-19
   status Pending Sale 945-char remark

   Show marketing remark (945 chars)

   Great investment opportunity with strong income potential! A home with 8 studios. This unique property features a spacious 3-bedroom 2-full bath main home along with 8 studio units-formely a motel-offering a versatile multi-income setup. The main residence includes oner 1,500 sq ft of living space with central heating and air, a functional layout, tile and laminate flooring, and tile countertops. A detached 2-car garage adds convenience and storage. each of the 8-unit studios includes a full bath and a small kitchen. The studio's building roof was replaced approximate 2 years ago. Two of the unit studios remain unfinished, providing additional value-add potential. Situated on a 1.72 acre lot with excellent freeway access and visibility. this property offers a wide range of potential rental or comercial uses. Realtor advise buyers to verify all zoning, permitted uses, and regulations with the city of Live Oak and with Sutter County.

9. 2026-05-06
   listed $968,000 Active 945-char remark

   Show marketing remark (945 chars)

   Great investment opportunity with strong income potential! A home with 8 studios. This unique property features a spacious 3-bedroom 2-full bath main home along with 8 studio units-formely a motel-offering a versatile multi-income setup. The main residence includes oner 1,500 sq ft of living space with central heating and air, a functional layout, tile and laminate flooring, and tile countertops. A detached 2-car garage adds convenience and storage. each of the 8-unit studios includes a full bath and a small kitchen. The studio's building roof was replaced approximate 2 years ago. Two of the unit studios remain unfinished, providing additional value-add potential. Situated on a 1.72 acre lot with excellent freeway access and visibility. this property offers a wide range of potential rental or comercial uses. Realtor advise buyers to verify all zoning, permitted uses, and regulations with the city of Live Oak and with Sutter County.

10. 2024-08-13
    soldstatus $750,000 Closed Sale 633-char remark

    Show marketing remark (633 chars)

    INVESTOR OPPORTUNITY! DON'T MISS OUT! This is 8-unit property comes ready to generate income for you! Currently has 6 occupied studios apartments renting at $1,010 per month, with 2 other 1 bed/1bath apartments currently getting some TLC. Once completed, Seller expects that 1 bed/1 bath units will rent for $1,300/month, This property ALSO has a 1,457 sqft home on the property for live-in owner/manager. The main house is a 3 bed/2 bath charmer, with 2-car detached garage; all sitting on a huge 1.72 acre lot, giving you even MORE flexibility to rent space for RV parking, boats, storage, and more! The possibilities are endless.

11. 2024-08-03
    status Pending Sale 633-char remark

    Show marketing remark (633 chars)

    INVESTOR OPPORTUNITY! DON'T MISS OUT! This is 8-unit property comes ready to generate income for you! Currently has 6 occupied studios apartments renting at $1,010 per month, with 2 other 1 bed/1bath apartments currently getting some TLC. Once completed, Seller expects that 1 bed/1 bath units will rent for $1,300/month, This property ALSO has a 1,457 sqft home on the property for live-in owner/manager. The main house is a 3 bed/2 bath charmer, with 2-car detached garage; all sitting on a huge 1.72 acre lot, giving you even MORE flexibility to rent space for RV parking, boats, storage, and more! The possibilities are endless.

12. 2024-05-25
    listed $1,475,000 Active 633-char remark

    Show marketing remark (633 chars)

    INVESTOR OPPORTUNITY! DON'T MISS OUT! This is 8-unit property comes ready to generate income for you! Currently has 6 occupied studios apartments renting at $1,010 per month, with 2 other 1 bed/1bath apartments currently getting some TLC. Once completed, Seller expects that 1 bed/1 bath units will rent for $1,300/month, This property ALSO has a 1,457 sqft home on the property for live-in owner/manager. The main house is a 3 bed/2 bath charmer, with 2-car detached garage; all sitting on a huge 1.72 acre lot, giving you even MORE flexibility to rent space for RV parking, boats, storage, and more! The possibilities are endless.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $128,820
• − Mortgage interest: −$54,223
• − Property taxes: −$14,520
• − Insurance: −$4,840
• − Repairs & maintenance: −$10,306
• − Management: −$10,306
• − Depreciation: −$28,160
• Taxable income: $6,466
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $19,940/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property offers a good investment opportunity with 8 studio units and a main home. While the property is in fair condition, it requires moderate repairs and maintenance to improve its value.

Repairs flagged

• Major landscaping — overgrown and uneven
• Minor exterior siding — slight wear

Value-add opportunities

• Both landscaping and exterior maintenance — enhances curb appeal and rental value
• Both renovate unfinished studio units — increases rental income and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · overgrown and uneven	Major	$15,000–50,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both landscaping and exterior maintenance — enhances curb appeal and rental value ↑
• Both renovate unfinished studio units — increases rental income and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Live Oak Unified
• NCES district ID: 0622050
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $46,813
• Composite: 40.92/100
• National rank: #7511
• State rank: #569 of 1400 in CA

Livability — Live Oak

• Score: 72/100
• State rank: #197
• US rank: #6366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Live Oak, CA
• City population: 36,047
• Population (ZIP): 10,945

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 16% Asian 16% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 59% English-only · Spanish 26% Other Indo-European 13% 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: ▼ -60.98%
• Current HPI: 265.9488
• Rent YoY: —
• Metro: —
• 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

-34.4% since first listed

5 events — show timeline

• 2026-05-19 Pending — CRMLS
• 2026-05-06 Listed $968,000 CRMLS
• 2024-08-13 Sold (MLS) $750,000 CRMLS
• 2024-08-03 Pending — CRMLS
• 2024-05-25 Listed $1,475,000 CRMLS