USDV Capital
Sutter County real estate

Sutter County

Opportunity Zone

Sutter County, Sutter County · Yuba City, CA

Median Home Value

$432,117

-0.6%

Est. Cap Rate

3.4%

Based on rent yield × 65%

Vacancy Rate

4.2%

59% owner-occupied

Population

99K

Median income: $75,450

C
42/100Hold

Investment Score — Sutter County

Composite score based on cap rate, rent yield, affordability, occupancy, and appreciation

Cap Rate3.4%
Rent Yield5.2%
Affordability$432,117
Occupancy95.8%
Appreciation-0.6%

Sutter County Investment Analysis

Sutter County (population 99K) offers median home values of $432,117 — positioning it as a mid-range opportunity for investors. With a 3.4% cap rate, Sutter County is primarily an appreciation play. Investors here are betting on long-term value growth rather than immediate cash flow. A modest 0.6% year-over-year decline suggests the market is cooling — favorable for buyers negotiating from strength. A healthy 41% renter population supports median rents of $1,883/month, providing reliable income streams for buy-and-hold investors.

Market Profile
Avg: 50/100
Cash Flow3.4% cap
Appreciation-0.6% YoY
Affordability$432K
Occupancy95.8% occ.
Rent Yield5.2%
Employment98.4%
Price vs. Rent Analysis
Price-to-Rent Ratio19.1x
Cash FlowBalancedAppreciation

Balanced market — moderate cash flow with appreciation upside

Median Home Value

Zillow ZHVI

$432,117
Median Monthly Rent

Zillow ZORI

$1,883
Annual Rent
$22,596
Gross Rent Yield

Annual rent ÷ home value

5.2%

Market Details

Housing Stock

35K units

Single-family: 25K

Multifamily: 6K (18.1%)

Investment Metrics

Gross Yield 5.2%

Cap Rate 3.4%

Price-to-Rent 19.1 (Balanced)

Property Tax $3,111/yr

Demographics

Median Income $75,450

Median Age 36.4

Employment 98.4%

Home Value Trends

1-Year Appreciation -0.6%

3-Year Appreciation +3.0%

5-Year Appreciation +18.8%

Rental Market

$1,883/mo

Renter population: 40.8%

Lending Status

Not Available

$150K – $10M · Business purpose

Data sources: U.S. Census Bureau ACS 2023 5-Year Estimates · Zillow Home Value Index (Feb 2026) · USDV Capital analysis

Community Snapshot
Population99K

164/sq mi

Median Income$75,450

$34,330 per capita

Employment98.4%

6.9% unemployment

Occupancy95.8%

40.8% renters

College Educated20.2%
Median Age: 36.435K Housing UnitsMedian Built: 1981

Partial Opportunity Zone

Select census tracts in this area are federally designated

Investors in Sutter County may qualify for significant tax advantages under the Opportunity Zones program (IRC §1400Z-2).

Tax Deferral

Defer capital gains taxes by reinvesting into Qualified Opportunity Funds

Step-Up in Basis

10% exclusion on deferred gains after 5 years of holding

Tax-Free Growth

Zero capital gains on QOF appreciation if held 10+ years

Consult a qualified tax advisor to determine eligibility. Opportunity Zone designations are subject to change. USDV Capital finances projects in designated Opportunity Zones — speak with an advisor to explore QOF-eligible structures.

Top Cities in Sutter County

9 cities by population

CityHome Value
Yuba CitySutter County$436,652View →
Live OakSutter County$387,063View →
Live OakSutter County$387,063View →
SutterSutter County$407,551View →
Knights LandingSutter County$483,010View →
Rio OsoSutter County$618,817View →
MeridianSutter County$422,842View →
RobbinsSutter County$365,959View →
NicolausSutter County$524,597View →
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Property Details

$432,117
$100K$2M
25% ($108,029)
15%50%
7.50%
6%10%
$1,883

Investment Projection

Monthly Cash Flow

-$923

Cash-on-Cash

-10.3%

DSCR Ratio

0.83

Annual Cash Flow

-$11,079

Monthly P&I: $2,266 | Est. Expenses: $540

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Sutter County Investment Report

Comprehensive county market analysis

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Make data-driven investment decisions with our comprehensive county report, including pricing trends, rental yields, and DSCR loan scenarios.

  • Complete market data & demographics
  • 5-year price appreciation trends
  • Rental yield analysis by property type
  • Investment opportunity score
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  • DSCR loan scenario modeling

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Exclusive Guide

Top 10 Cities in Sutter County for DSCR Investment

Our data team analyzed every citie in Sutter County to find the best opportunities for cash-flowing DSCR investments.

Ranked by investment potential score
Includes median prices & rental yields
5-year appreciation forecasts

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Top 10 Cities

Sutter County | DSCR Investment

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Your Real Estate CFO

We don't work for one lender — we work for you. As your Real Estate CFO, we shop the full institutional market to structure the best capital solution for your Sutter County deal. Close in 28 days or we pay you $1,000.

$1.3B+

Transactions Advised

42

States Active

28 Days

Or $1,000 Guarantee

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Flexible Financing for Every Deal

All products below are eligible for our 28-day close guarantee.

Bridge Loans

Bridge Loans

Short-term financing for acquisitions, refinancing, or repositioning

  • 12-24 month terms
  • Up to 80% LTV
  • Interest-only payments
  • Flexible prepayment
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Fix & Flip

Fix & Flip

Fast funding for property renovation and resale

  • 6-18 month terms
  • Up to 90% of purchase + rehab
  • Fast closings
  • Interest-only payments
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Ground-Up Construction

Ground-Up Construction

Financing for new development projects from land to completion

  • 12-36 month terms
  • Up to 90% of costs
  • Progress-based draws
  • Interest-only payments
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DSCR Rental

DSCR Rental

Long-term financing for single-family rentals and portfolio acquisitions

  • 5-30 year terms
  • Up to 85% LTV
  • Portfolio options
  • No personal income docs
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Larger Deals

Multifamily & Build-to-Rent

For multifamily and build-to-rent community financing up to $50M, we work directly with institutional capital partners on custom terms. These deals require a consultation — not a form.

Multifamily
Up to $50M

Multifamily

Permanent and bridge financing for apartment buildings and complexes — 5 units and up.

  • Up to $50M
  • 5–30 year terms
  • Up to 80% LTV
  • Bridge and permanent options
  • Interest-only available
Schedule a Consultation
Build-to-Rent Communities
Up to $50M

Build-to-Rent Communities

Institutional financing for single-family rental community developments from land to stabilization.

  • Up to $50M
  • Construction through permanent
  • Community-scale underwriting
  • Progress-based draw schedule
  • Custom closing timeline
Schedule a Consultation

Looking for 1-4 unit investment properties? Check out our standard lending products for DSCR, fix & flip, and bridge loans.

Your Real Estate CFO

We structure, source, and close financing for your investment properties. Let us help you capitalize on Sutter County opportunities.

48-Hour

Term Sheet

$150K-$10M

Loan Range

28-Day

Close Guarantee

$1,000 GUARANTEE

If we can't close in 28 days, we pay you $1,000

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