1181 Q St · Arcata, CA 95521

$999,000

None bd · None ba · 4,289 sqft · MultiFamily · 62 Days on market

Built 1952 Fair condition 0.63 ac lot

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +4.5/5.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This is a a very unique home and property in Arcata. It's private and end of the road. If you're wanting an open an extra large lot, cute home, privacy that backs to a green belt, right in town then you have found it. This property is pretty much downtown and extremely close to Cal Poly Humboldt, your children's schools, plaza, shopping etc. So much yard, additional outside rooms to upgrade for more living space, art rooms. .. add a second unit, your choice. This special property has options! The front porch is very inviting. I imagine BBQ's and good times. A safe zone for your pets away from the road too. Call for your showing now. Not a drive by as this property is behind gates.

Key facts

• Private lane
• Arcata plaza
• Creamery district

Tags

• SPRAWLING LOT
• PRIVATE LANE
• WEEKLY FARMERS MARKET
• ARCATA PLAZA
• CREAMERY DISTRICT

Property features AI

Finance

• Financial info: Multiple unit rent examples reported: $808, $867, $983, $1,040, $925

Exterior

• Parking: 2 garage spaces; RV access/parking
• Utilities: Public water; Public sewer
• Home design: One level; Residential income property (multi-family)
• Construction: Frame construction
• Exterior features: Level lot; Near public transit

Interior

• Interior features: Level lot; Near public transit; Sidewalks; Directions: down a private lane off Q St (no sign); cross street 11th

What this means for you Summary

Snapshot

• This is a multifamily listed at $999k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $999k).
• Recommended offer: $939k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.9% in Arcata — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#275 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: housing C-, crime D-, commute F.
• Northern Humboldt Union High (town): math 32% / reading 65% proficiency, ranked #529 of 1,400 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Arcata High (math 47% / reading 72%, grade C+, #205 of 1,170 statewide, top 19%, 1,052 students, 39% FRL) — zoned schools average 39% FRL vs 10% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.1%/yr); 82 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $280k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($939k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $455k; list at $999k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $939,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. Crime grade is D 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-30,978
• Equity at exit: $148,954

10-year hold

• IRR: 11.8%
• Equity multiple: 2.14×
• Total profit: $318,979
• Equity at exit: $86,375

Cash invested: $279,720 (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 95521

• Rents YoY: 8.1%
• Active inventory: 82
• Price-to-rent: 48.7×

Monthly cashflow live

• Estimated rent: $10,260 medium
• Mortgage (P&I): −$5,239
• Tax est. 1.5%: −$1,249 /mo · $14,985/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,155
• Net cashflow: $1,202

Break-even live

Break-even rent $8,739

Max offer price $999,000

Occupancy floor 83%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	3	1	$10,260
Total (6 units)			$10,260

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $999,000 Active 62 DOM
2. 2026-06-18
   days on market $999,000 Active 61 DOM
3. 2026-06-17
   days on market $999,000 Active 60 DOM
4. 2026-06-16
   days on market $999,000 Active 59 DOM
5. 2026-06-15
   days on market $999,000 Active 58 DOM
6. 2026-06-14
   days on market $999,000 Active 56 DOM
7. 2026-06-13
   days on market $999,000 Active 55 DOM
8. 2026-06-10
   days on market $999,000 Active 53 DOM
9. 2026-06-09
   days on market $999,000 Active 52 DOM
10. 2026-06-08
    days on market $999,000 Active 51 DOM
11. 2026-06-07
    days on market $999,000 Active 50 DOM
12. 2026-06-05
    days on market $999,000 Active 47 DOM
13. 2026-06-03
    days on market $999,000 Active 46 DOM
14. 2026-06-02
    days on market $999,000 Active 45 DOM
15. 2026-06-01
    days on market $999,000 Active 44 DOM
16. 2026-05-31
    days on market $999,000 Active 43 DOM
17. 2026-05-30
    days on market $999,000 Active 42 DOM
18. 2026-04-18
    listed $999,000 Active
19. 2022-12-12
    soldstatus $455,000 Closed 690-char remark

    Show marketing remark (690 chars)

    This is a a very unique home and property in Arcata. It's private and end of the road. If you're wanting an open an extra large lot, cute home, privacy that backs to a green belt, right in town then you have found it. This property is pretty much downtown and extremely close to Cal Poly Humboldt, your children's schools, plaza, shopping etc. So much yard, additional outside rooms to upgrade for more living space, art rooms. .. add a second unit, your choice. This special property has options! The front porch is very inviting. I imagine BBQ's and good times. A safe zone for your pets away from the road too. Call for your showing now. Not a drive by as this property is behind gates.

20. 2022-10-25
    status Pending 690-char remark

    Show marketing remark (690 chars)

    This is a a very unique home and property in Arcata. It's private and end of the road. If you're wanting an open an extra large lot, cute home, privacy that backs to a green belt, right in town then you have found it. This property is pretty much downtown and extremely close to Cal Poly Humboldt, your children's schools, plaza, shopping etc. So much yard, additional outside rooms to upgrade for more living space, art rooms. .. add a second unit, your choice. This special property has options! The front porch is very inviting. I imagine BBQ's and good times. A safe zone for your pets away from the road too. Call for your showing now. Not a drive by as this property is behind gates.

21. 2022-10-14
    listed $399,000 Active 690-char remark

    Show marketing remark (690 chars)

    This is a a very unique home and property in Arcata. It's private and end of the road. If you're wanting an open an extra large lot, cute home, privacy that backs to a green belt, right in town then you have found it. This property is pretty much downtown and extremely close to Cal Poly Humboldt, your children's schools, plaza, shopping etc. So much yard, additional outside rooms to upgrade for more living space, art rooms. .. add a second unit, your choice. This special property has options! The front porch is very inviting. I imagine BBQ's and good times. A safe zone for your pets away from the road too. Call for your showing now. Not a drive by as this property is behind gates.

22. 2021-07-08
    soldstatus $700,000 420-char remark

    Show marketing remark (420 chars)

    It takes a village. .. 6 separate residences on . 6 acres back off the street. $699,900/6 =$____. Zoning is RL. Sqft from HC Assessor records. Some carports, 3 of the dwellings circa 1967. Just needs some patching and paint. Existing, non-conforming. Absolutely No Drive-Bys. Shown by appointment only to qualified buyers. You must be accompanied by an agent with an appointment. Please respect tenants right to privacy.

23. 2021-04-23
    listed $699,900 420-char remark

    Show marketing remark (420 chars)

    It takes a village. .. 6 separate residences on . 6 acres back off the street. $699,900/6 =$____. Zoning is RL. Sqft from HC Assessor records. Some carports, 3 of the dwellings circa 1967. Just needs some patching and paint. Existing, non-conforming. Absolutely No Drive-Bys. Shown by appointment only to qualified buyers. You must be accompanied by an agent with an appointment. Please respect tenants right to privacy.

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥77°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $123,120
• − Mortgage interest: −$55,960
• − Property taxes: −$14,985
• − Insurance: −$4,995
• − Repairs & maintenance: −$9,850
• − Management: −$9,850
• − Depreciation: −$29,062
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $14,798/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including exterior repairs and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering
• Major roof — Significant wear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and value
• Both roof repair — Critical for structural integrity and value
• Both siding repair — Improves appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
roof · Significant wear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and value ↑
• Both roof repair — Critical for structural integrity and value ↑
• Both siding repair — Improves appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northern Humboldt Union High
• NCES district ID: 0603030
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 65% ▲ 8.00%
• Median HH income: $36,832
• Composite: 42.3/100
• National rank: #6962
• State rank: #529 of 1400 in CA

Livability — Arcata

• Score: 68/100
• State rank: #275
• US rank: #9258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcata, CA
• County: Humboldt County · 88,652 people
• City population: 21,980
• Metro: Eureka-Arcata, CA
• Population (ZIP): 21,980
• Household income: $53,114
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 2139.0

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 15% Two or more races 13% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Russian 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 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: ▼ -373.51%
• Current HPI: 208.5938
• Rent YoY: ▲ 8.08%
• 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

+42.7% since first listed

6 events — show timeline

• 2026-04-18 Listed $999,000 HAR
• 2022-12-12 Sold (MLS) $455,000 HAR
• 2022-10-25 Pending — HAR
• 2022-10-14 Listed $399,000 HAR
• 2021-07-08 Sold (MLS) $700,000 HAR
• 2021-04-23 Listed $699,900 HAR