1950 Northcrest Dr · Crescent City, CA 95531

$63,000

3 bd · 1.0 ba · 480 sqft · Manufactured public records · 345 Days on market

Built 1977 $131/sqft · 124% above area Est $54k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming and affordable manufactured home nestled in the heart of Crescent City. This 924 sq ft home offers 3 beds and 1 bath. Built in 1977. Open living space with natural light and functional layout. Located in a quiet, low-noise area with easy access to local amenities. Ideal for downsizing, retirement, or a budget-friendly coastal escape. Room to park 2 vehicles, Roof about 2 years old, bathroom tub new 1 year ago, plenty of light, some ceilings and walls painted within the last 1 - 2 years. Whole house has vinyl windows. Most of the siding is new. Outside there is a nice 8 X 12 Storage shed. This space has more yard than most of the spaces in this mobile home park. Access can be made through both sides of the yard.

Key facts

• Quiet low noise area
• Natural light
• Open living space

Tags

• OPEN LIVING SPACE
• NATURAL LIGHT
• QUIET LOW NOISE AREA
• EASY ACCESS TO LOCAL AMENITIES
• ROOM TO PARK VEHICLES
• ROOF ABOUT 2 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.1% in Crescent City — 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 57/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A; Watch: cost of living D, crime F, amenities F.
• Del Norte County Unified (town): math 25% / reading 36% proficiency, ranked #1,047 of 1,400 in CA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crescent Elk Middle (491 students, 72% FRL).
• Market conditions: 230 active listings in the ZIP; 55 units permitted in Del Norte County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Del Norte County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
8. 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.
9. 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: 2.33% ✓
• Cap rate: 20.08%
• Cash-on-cash: 49.23%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $54,159
• List price: $63,000
• Delta: 16.32%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.9%
• Equity multiple: 3.04×
• Total profit: $35,906
• Equity at exit: $9,394

10-year hold

• IRR: 52.6%
• Equity multiple: 6.14×
• Total profit: $90,707
• Equity at exit: $5,447

Cash invested: $17,640 (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 95531

• Active inventory: 230
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $724

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 46%

Sensitivity live

Price	-10% $767	-5% $745	+0% $724	+5% $702	+10% $680
Rent	-10% $608	-5% $666	+0% $724	+5% $782	+10% $840
Rate	-1.0pp $755	-0.5pp $740	base $724	+0.5pp $707	+1.0pp $691

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-21
   days on market $63,000 Active 345 DOM
2. 2026-06-19
   days on market $63,000 Active 343 DOM
3. 2026-06-18
   days on market $63,000 Active 342 DOM
4. 2026-06-17
   days on market $63,000 Active 341 DOM
5. 2026-06-16
   days on market $63,000 Active 340 DOM
6. 2026-06-15
   days on market $63,000 Active 339 DOM
7. 2026-06-14
   days on market $63,000 Active 337 DOM
8. 2026-06-12
   days on market $63,000 Active 336 DOM
9. 2026-06-09
   days on market $63,000 Active 333 DOM
10. 2026-06-08
    days on market $63,000 Active 332 DOM
11. 2026-06-07
    days on market $63,000 Active 331 DOM
12. 2026-06-07
    days on market $63,000 Active 330 DOM
13. 2026-06-04
    days on market $63,000 Active 327 DOM
14. 2026-06-02
    days on market $63,000 Active 326 DOM
15. 2026-06-01
    days on market $63,000 Active 325 DOM
16. 2026-05-31
    days on market $63,000 Active 324 DOM
17. 2026-05-31
    days on market $63,000 Active 323 DOM
18. 2026-02-28
    price $63,000 731-char remark

    Show marketing remark (731 chars)

    A charming and affordable manufactured home nestled in the heart of Crescent City. This 924 sq ft home offers 3 beds and 1 bath. Built in 1977. Open living space with natural light and functional layout. Located in a quiet, low-noise area with easy access to local amenities. Ideal for downsizing, retirement, or a budget-friendly coastal escape. Room to park 2 vehicles, Roof about 2 years old, bathroom tub new 1 year ago, plenty of light, some ceilings and walls painted within the last 1 - 2 years. Whole house has vinyl windows. Most of the siding is new. Outside there is a nice 8 X 12 Storage shed. This space has more yard than most of the spaces in this mobile home park. Access can be made through both sides of the yard.

19. 2025-09-17
    price $70,000 731-char remark

    Show marketing remark (731 chars)

    A charming and affordable manufactured home nestled in the heart of Crescent City. This 924 sq ft home offers 3 beds and 1 bath. Built in 1977. Open living space with natural light and functional layout. Located in a quiet, low-noise area with easy access to local amenities. Ideal for downsizing, retirement, or a budget-friendly coastal escape. Room to park 2 vehicles, Roof about 2 years old, bathroom tub new 1 year ago, plenty of light, some ceilings and walls painted within the last 1 - 2 years. Whole house has vinyl windows. Most of the siding is new. Outside there is a nice 8 X 12 Storage shed. This space has more yard than most of the spaces in this mobile home park. Access can be made through both sides of the yard.

20. 2025-09-11
    price $30,000
21. 2025-08-08
    listed $50,000 Active
22. 2025-07-12
    listed $80,000 Active 731-char remark

    Show marketing remark (731 chars)

    A charming and affordable manufactured home nestled in the heart of Crescent City. This 924 sq ft home offers 3 beds and 1 bath. Built in 1977. Open living space with natural light and functional layout. Located in a quiet, low-noise area with easy access to local amenities. Ideal for downsizing, retirement, or a budget-friendly coastal escape. Room to park 2 vehicles, Roof about 2 years old, bathroom tub new 1 year ago, plenty of light, some ceilings and walls painted within the last 1 - 2 years. Whole house has vinyl windows. Most of the siding is new. Outside there is a nice 8 X 12 Storage shed. This space has more yard than most of the spaces in this mobile home park. Access can be made through both sides of the yard.

23. 2025-03-11
    soldstatus $6,700,000
24. 2025-01-24
    soldstatus $93,000 Closed
25. 2024-11-21
    price $115,000
26. 2024-11-11
    status Active
27. 2024-10-04
    soldstatus $30,000 Closed
28. 2024-09-24
    historical Active Under Contract
29. 2024-08-12
    price $120,000
30. 2024-08-06
    price $36,000
31. 2024-07-02
    price $130,000
32. 2024-05-30
    price $137,000
33. 2024-05-10
    price $39,000
34. 2024-04-27
    listed $140,000 Active
35. 2024-04-26
    listed $49,000 Active
36. 2024-04-22
    price $94,000
37. 2024-04-12
    status Active
38. 2024-03-14
    historical Active Under Contract
39. 2024-02-28
    listed $95,000 Active
40. 2023-10-20
    soldstatus $4,750,000
41. 2023-09-09
    price $60,000
42. 2023-08-07
    price $70,000
43. 2023-07-26
    listed $80,000 Active
44. 2021-12-23
    soldstatus $135,000
45. 2021-11-08
    soldstatus $25,500
46. 2020-07-24
    soldstatus $7,250
47. 2019-09-18
    soldstatus $35,000
48. 2018-08-08
    soldstatus $29,000
49. 2014-05-01
    soldstatus $785,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥71°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,606
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,833
• Taxable income: $8,167
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $6,724/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)

• District: Del Norte County Unified
• NCES district ID: 0610770
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $39,747
• Composite: 28.43/100
• National rank: #12110
• State rank: #1047 of 1400 in CA

Livability — Crescent City

• Score: 57/100
• State rank: #730
• US rank: #21544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,491

Population outlook (Del Norte County) Hauer SSP2

• Today (2025): 25,011 people
• By 2030: 24,204 · -3.2%
• By 2040: 22,826 · -8.7%
• By 2050: 21,495 · -14.1%
• By 2075: 18,487 · -26.1%
• By 2100: 16,113 · -35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 20% Two or more races 12% Native American 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Russian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Del Norte

• 2024 margin: R (+16.4) · D 40.4% · R 56.8% · Other 2.8%
• 2008→2024 swing: -9.7pp toward R · 2008: -6.8pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+15.6 2016: R+17.6 2012: R+10.8 2008: R+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.53%
• Current HPI: 148.4819
• Rent YoY: —
• Metro: —
• 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

-92.0% since first listed

32 events — show timeline

• 2026-02-28 Price Changed $63,000 DNAORMLS
• 2025-09-17 Price Changed $70,000 DNAORMLS
• 2025-09-11 Price Changed $30,000 DNAORMLS
• 2025-08-08 Listed $50,000 DNAORMLS
• 2025-07-12 Listed $80,000 DNAORMLS
• 2025-03-11 Sold (Public Records) $6,700,000 Public Records
• 2025-01-24 Sold (MLS) $93,000 DNAORMLS
• 2024-11-21 Price Changed $115,000 DNAORMLS
• 2024-11-11 Relisted — DNAORMLS
• 2024-10-04 Sold (MLS) $30,000 DNAORMLS
• 2024-09-24 Contingent — DNAORMLS
• 2024-08-12 Price Changed $120,000 DNAORMLS
• 2024-08-06 Price Changed $36,000 DNAORMLS
• 2024-07-02 Price Changed $130,000 DNAORMLS
• 2024-05-30 Price Changed $137,000 DNAORMLS
• 2024-05-10 Price Changed $39,000 DNAORMLS
• 2024-04-27 Listed $140,000 DNAORMLS
• 2024-04-26 Listed $49,000 DNAORMLS
• 2024-04-22 Price Changed $94,000 DNAORMLS
• 2024-04-12 Relisted — DNAORMLS
• 2024-03-14 Contingent — DNAORMLS
• 2024-02-28 Listed $95,000 DNAORMLS
• 2023-10-20 Sold (Public Records) $4,750,000 Public Records
• 2023-09-09 Price Changed $60,000 DNAORMLS
• 2023-08-07 Price Changed $70,000 DNAORMLS
• 2023-07-26 Listed $80,000 DNAORMLS
• 2021-12-23 Sold (MLS) $135,000 DNAORMLS
• 2021-11-08 Sold (MLS) $25,500 DNAORMLS
• 2020-07-24 Sold (MLS) $7,250 DNAORMLS
• 2019-09-18 Sold (MLS) $35,000 DNAORMLS
• 2018-08-08 Sold (MLS) $29,000 DNAORMLS
• 2014-05-01 Sold (Public Records) $785,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $30,094 · +4.1% YoY. Source: county tax records.