227 Ruchong Ln · Crescent City, CA 95531

$125,500

2 bd · 1.0 ba · 606 sqft · SingleFamily public records · 230 Days on market

Built 1956 6,534 sqft lot $207/sqft · 37% below area Est $199k · 37% under

---

Why this score? — see what drove the B- 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a peaceful . 15-acre lot and offers solid basics to build from. Featuring vinyl windows, a well-maintained roof, and a livable layout, it’s the perfect chance to update at your own pace or create instant equity with a full renovation. Whether you’re a first-time buyer, investor, or weekend DIYer, this property offers a great foundation in a quiet setting — ready for your vision and finishing touches

Key facts

• Vinyl windows
• Well maintained roof
• Livable layout

Tags

• VINYL WINDOWS
• WELL MAINTAINED ROOF
• PEACEFUL LOT
• LIVABLE LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $868 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $126k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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 1956 — 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: 1.15% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $199,400
• List price: $125,500
• Delta: -37.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
752 Pacific Ave	0.48mi	2/1.0	620 (+2%)	22mo	$48,000	$77	55
760 D St	0.75mi	2/1.0	696 (+15%)	9mo	$280,000	$402	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,469
• Equity at exit: $18,712

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $31,425
• Equity at exit: $10,851

Cash invested: $35,140 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$658
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $359

Break-even live

Break-even rent $986

Max offer price $125,500

Occupancy floor 70%

Sensitivity live

Price	-10% $430	-5% $394	+0% $359	+5% $323	+10% $288
Rent	-10% $245	-5% $302	+0% $359	+5% $415	+10% $472
Rate	-1.0pp $422	-0.5pp $391	base $359	+0.5pp $326	+1.0pp $293

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $125,500 Active 230 DOM
2. 2026-04-20
   price $125,500 503-char remark

   Show marketing remark (503 chars)

   Affordable opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a peaceful . 15-acre lot and offers solid basics to build from. Featuring vinyl windows, a well-maintained roof, and a livable layout, it’s the perfect chance to update at your own pace or create instant equity with a full renovation. Whether you’re a first-time buyer, investor, or weekend DIYer, this property offers a great foundation in a quiet setting — ready for your vision and finishing touches

3. 2026-02-15
   price $129,000 503-char remark

   Show marketing remark (503 chars)

   Affordable opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a peaceful . 15-acre lot and offers solid basics to build from. Featuring vinyl windows, a well-maintained roof, and a livable layout, it’s the perfect chance to update at your own pace or create instant equity with a full renovation. Whether you’re a first-time buyer, investor, or weekend DIYer, this property offers a great foundation in a quiet setting — ready for your vision and finishing touches

4. 2025-10-12
   listed $139,000 Active 503-char remark

   Show marketing remark (503 chars)

   Affordable opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a peaceful . 15-acre lot and offers solid basics to build from. Featuring vinyl windows, a well-maintained roof, and a livable layout, it’s the perfect chance to update at your own pace or create instant equity with a full renovation. Whether you’re a first-time buyer, investor, or weekend DIYer, this property offers a great foundation in a quiet setting — ready for your vision and finishing touches

5. 2020-04-14
   soldstatus $55,000 52-char remark

   Show marketing remark (52 chars)

   Home is in rough condition. Will need a lot of work.

6. 2020-04-14
   soldstatus $55,000

   Show marketing remark (52 chars)

   Home is in rough condition. Will need a lot of work.

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$133/yr (+$11/mo · 16.2%)

ⓘ 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 2/10 Low 8 d/yr ≥71°F today · 27 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: $17,277
• − Mortgage interest: −$7,030
• − Property taxes: −$821
• − Insurance: −$628
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,651
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,731/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

+128.2% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $125,500 DNAORMLS
• 2026-02-15 Price Changed $129,000 DNAORMLS
• 2025-10-12 Listed $139,000 DNAORMLS
• 2020-04-14 Sold (Public Records) $55,000 Public Records
• 2020-04-14 Sold (MLS) $55,000 DNAORMLS

Property tax history

+6.4%/yr

Latest (2025): $821 · -3.4% YoY. Source: county tax records.