17385 Ashbury Way

Camptonville, CA 95922

$199,000D

1 bd · 1.5 ba · 1,360 sqft · Built 2006 · Other · Active · 245 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,521/mo
• Mortgage (P&I): −$1,044
• Tax + insurance: −$293
• HOA: −$0
• Vac / Maint / Mgmt: −$319
• Net cashflow: $-135/mo
• Annual: $-1,617/yr
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• 1% rule: 0.76%
• Cash to close: $55,720

Investor read

• This is a 1-bed/1.5-bath other listed at $199k.
• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.6% below list).
• It's been on market 245 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $152k (23.6% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($1k loan paydown + $660 appreciation (0.3% local appreciation)).
• Location reads 60/100 on livability (#567 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime F, amenities F, commute F.
• Market conditions: 19 active listings in the ZIP; 750 units permitted in Yuba County in 2024 (41 in 5+ unit buildings).
• Yuba County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 245 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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?
• 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?
• 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.