3656 Old Arcata Rd #44 · Indianola, CA 95503

$180,000

3 bd · 2.0 ba · 1,240 sqft · Manufactured · 44 Days on market

Built 1999 $600/mo HOA · 29% of rent ↓ 3% since listing

---

Why this score? — see what drove the D- 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you cannot afford a regular stick built home, this property is worth your consideration. Extremely convenient location to Arcata and Eureka. In fact children can attend either the Jacoby Creek or the Freshwater school districts. Original owner occupied. Very well maintained home with outside amenities to provide privacy. Open floor plan with several updated features. Sale will include a 7.1 theater system and 75' TV along with other appliances.

Key facts

• 2 garage spots
• Built 1999
• Listed 43 days

Property features AI

Finance

• Other: Lot size/source: see remarks; Living area reported by seller
• HOA & community: Part of an association (Indianola Springs); Association fee approximately $600; Suburban community

Exterior

• Parking: 2 uncovered parking spaces; 2 garage spaces (parking available)
• Utilities: Public/District water; Sewer paid
• Home design: Manufactured home (mobile home remains); Double-wide body type; Located in the Indianola Springs park; Facing/entry at ground level
• Construction: Mobile home dimensions approximately 28 ft by 44 ft; Single-story (1 total story)
• Exterior features: Landscaped lot; No pool

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Single-story entry
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.2% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $163k (9.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 44/100 on livability (#1,322 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, schools F, crime F.
• Market conditions: 160 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Humboldt 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 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $163,478 (9.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-34,807
• Equity at exit: $26,839

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-36,688
• Equity at exit: $15,563

Cash invested: $50,400 (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 95503

• Active inventory: 160
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$75
• HOA: −$600
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-94

Break-even live

Break-even rent $2,166

Max offer price $163,478

Occupancy floor 100%

Sensitivity live

Price	-10% $8	-5% $-43	+0% $-94	+5% $-144	+10% $-195
Rent	-10% $-255	-5% $-174	+0% $-94	+5% $-13	+10% $68
Rate	-1.0pp $-3	-0.5pp $-48	base $-94	+0.5pp $-140	+1.0pp $-188

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-21
   days on market $180,000 Active 44 DOM
2. 2026-06-19
   days on market $180,000 Active 42 DOM
3. 2026-06-18
   days on market $180,000 Active 41 DOM
4. 2026-06-17
   days on market $180,000 Active 40 DOM
5. 2026-06-16
   days on market $180,000 Active 39 DOM
6. 2026-06-15
   days on market $180,000 Active 38 DOM
7. 2026-06-14
   days on market $180,000 Active 36 DOM
8. 2026-06-13
   days on market $180,000 Active 35 DOM
9. 2026-06-10
   days on market $180,000 Active 33 DOM
10. 2026-06-09
    days on market $180,000 Active 32 DOM
11. 2026-06-08
    days on market $180,000 Active 31 DOM
12. 2026-06-07
    days on market $180,000 Active 30 DOM
13. 2026-06-03
    days on market $180,000 Active 26 DOM
14. 2026-06-02
    days on market $180,000 Active 25 DOM
15. 2026-06-01
    days on market $180,000 Active 24 DOM
16. 2026-05-31
    days on market $180,000 Active 23 DOM
17. 2026-05-30
    days on market $180,000 Active 22 DOM
18. 2026-05-08
    listed $180,000 Active
19. 2026-02-11
    status Pending
20. 2025-11-14
    price $180,000
21. 2025-10-15
    listed $190,000 Active
22. 2022-08-25
    soldstatus $182,000 Closed 452-char remark

    Show marketing remark (452 chars)

    If you cannot afford a regular stick built home, this property is worth your consideration. Extremely convenient location to Arcata and Eureka. In fact children can attend either the Jacoby Creek or the Freshwater school districts. Original owner occupied. Very well maintained home with outside amenities to provide privacy. Open floor plan with several updated features. Sale will include a 7.1 theater system and 75' TV along with other appliances.

23. 2022-07-26
    status Pending 452-char remark

    Show marketing remark (452 chars)

    If you cannot afford a regular stick built home, this property is worth your consideration. Extremely convenient location to Arcata and Eureka. In fact children can attend either the Jacoby Creek or the Freshwater school districts. Original owner occupied. Very well maintained home with outside amenities to provide privacy. Open floor plan with several updated features. Sale will include a 7.1 theater system and 75' TV along with other appliances.

24. 2022-07-01
    listed $185,000 Active 452-char remark

    Show marketing remark (452 chars)

    If you cannot afford a regular stick built home, this property is worth your consideration. Extremely convenient location to Arcata and Eureka. In fact children can attend either the Jacoby Creek or the Freshwater school districts. Original owner occupied. Very well maintained home with outside amenities to provide privacy. Open floor plan with several updated features. Sale will include a 7.1 theater system and 75' TV along with other appliances.

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,107 · $92/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$261/yr (+$22/mo · 23.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,571
• − Mortgage interest: −$10,083
• − Property taxes: −$1,107
• − Insurance: −$900
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$7,200
• − Depreciation: −$5,236
• Taxable loss: −$3,886
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $-190/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.

Schools (NCES district)

No district data.

Livability — Indianola

• Score: 44/100
• State rank: #1322
• US rank: #26702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indianola, CA
• County: Humboldt County · 88,652 people
• Metro: Eureka-Arcata, CA
• Population (ZIP): 25,054
• Household income: $71,855
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 780.0

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 135,550 people
• By 2030: 134,798 · -0.6%
• By 2040: 132,222 · -2.5%
• By 2050: 130,850 · -3.5%
• By 2075: 128,656 · -5.1%
• By 2100: 120,238 · -11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 11% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 4% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Humboldt

• 2024 margin: Strong D (+28.4) · D 62.0% · R 33.6% · Other 4.5%
• 2008→2024 swing: +0.2pp no change · 2008: 28.2pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+33.4 2016: D+25.9 2012: D+26.2 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.60%
• Current HPI: 235.5679
• Rent YoY: —
• Metro: Eureka-Arcata, CA
• 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

-2.7% since first listed

7 events — show timeline

• 2026-05-08 Listed $180,000 CRMLS
• 2026-02-11 Pending — HAR
• 2025-11-14 Price Changed $180,000 HAR
• 2025-10-15 Listed $190,000 HAR
• 2022-08-25 Sold (MLS) $182,000 HAR
• 2022-07-26 Pending — HAR
• 2022-07-01 Listed $185,000 HAR

Property tax history

+6.4%/yr

Latest (2025): $1,107 · +3.1% YoY. Source: county tax records.