HeatherWoods Apartments is a well-maintained, 66-unit garden-style community located in a stable and highly accessible residential pocket of northwest Yuba City. Positioned within the greater Sacramento regional corridor, the property benefits from immediate access to major transportation routes, including Highways 99 and 20. Spanning two contiguous parcels at 1574 and 1576 Heather Drive, HeatherWoods offers an appealing mix of one and two bedroom floorplans, mature landscaping, ample parking, and a cohesive site layout that operates seamlessly as a unified community. Residents of HeatherWoods also enjoy access to an extensive shared amenity package located on two adjacent parcels, in which the property holds a deeded percentage ownership interest. These amenities include an outdoor swimming pool, full-sized basketball court, tennis court, dog-run area, and a renovated clubhouse (in progress) featuring a new fitness center, two indoor saunas, and a spacious community room. The shared amenity parcels are operated through an amenity association, with monthly dues reflected in the property's operating expenses. HeatherWoods presents investors with a rare opportunity to acquire a stabilized, cash-flowing asset with demonstrated performance in a supply-constrained rental market. Efficient and popular unit mix supports broad renter demand and operational stability. Forty (40) 1 bed x 1 bath and Twenty Six (26) 2 bed x 1 bath floorplans. Water, sewer, and garbage are paid by ownership. No ratio billing system (RUBS) in place - immediate upside opportunity.