Live Oak is a small agricultural city in Sutter County on the Highway 99 corridor north of Yuba City, set in the peach, prune, and walnut orchards of the Sacramento Valley and shaped by a strong farming heritage and a significant Punjabi-American farming community. Downtown Live Oak holds a compact main street, the Highway 99 corridor carries the town's commercial spine, and South Live Oak along with the Pennington corridor hold older homes and orchard-edge properties. The economy is firmly agricultural, with pricing that runs affordable relative to Yuba City and the larger valley cities, giving investors real room on entry.
Fidelity Funding lends directly across Sutter County and underwrites on the asset and the plan rather than a borrower's income documents. That approach suits an orchard town where older housing offers value-add work and conventional financing runs thin. Whether you are flipping a dated home near the Pennington corridor, holding a DSCR rental backed by the farm economy, or bridging into a South Live Oak acquisition, we close in five to ten business days and fund up to 90% of purchase plus 100% of rehab.
Live Oak's combination of $231K-range housing basis and steady working-population rental demand produces some of the cleaner DSCR yields in California.
Most Live Oak files we fund are DSCR rental holds against a $231K-range entry basis with steady working-population tenant demand. Local pocket coverage includes Downtown Live Oak, South Live Oak, Pennington corridor, Highway 99 corridor and adjacent Live Oak submarkets.
Estimated local median: $231K · Typical loan range: $150K – $289K · Top program: DSCR rental and small commercial
Most Live Oak private money loans we fund range from $150K to $289K, sized against an estimated local median around $231K. Loans outside that range are case-by-case based on parcel and scope.
For Live Oak, our highest-volume program is DSCR rental and small commercial. We also fund bridge, construction, commercial, and DSCR rental scenarios in this market.
We lend on single-family flips, small multifamily, and DSCR rentals across Downtown Live Oak, South Live Oak, and the Pennington corridor, all on an asset basis.
Yes, entry pricing runs below Yuba City, and the stable farm workforce supports rental demand. Our DSCR loans qualify on rental income.
As fast as five to seven business days once title and valuation clear, typically within five to ten as a direct lender.
Yes, our programs cover up to 100% of rehab, which suits the town's older, affordable housing stock.
Fidelity Funding Corp · Direct California private money lender since 2006
450 N Brand Blvd, 6th Floor · Glendale, CA 91203 · Mon-Fri 8AM-6PM PT