1757 Edeline Ave · McKinleyville, CA 95519

$239,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily · 35 Days on market

Built 1954 5,662 sqft lot Est $413k · 42% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent location just a few doors away from newer homes and Central Estates Subdivision, this adorable Coastal home has a newer roof, beautiful flat lot with a big backyard and a gorgeous welcoming cherry tree in the front yard to greet you. This home has a great floorplan with both a family room, and living room, 3 bedrooms, and a full bath that also has access to the primary bedroom. Centrally located, there are new homes and subdivisions a block away in 3 directions, within 10 minutes from Cal Poly Humboldt, and easy access to town, walking/biking paths, but off the main street in a low traffic location.

Key facts

• Big backyard
• Cherry tree
• Living room

Tags

• NEW ROOF
• BIG BACKYARD
• CHERRY TREE
• FAMILY ROOM
• LIVING ROOM
• LOW TRAFFIC LOCATION

Property features AI

Finance

• Other: Property listed by Forbes & Associates - Eric Cecchin

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer; Electricity connected with circuit breakers; Natural gas connected/available
• Home design: Single family residence; One story
• Construction: Frame construction; Shingle roof; Concrete perimeter foundation; Slab foundation; Built on a 0.13-acre lot; Zoned for single family
• Exterior features: Partial fencing; Level lot; Concrete road access, publicly maintained

Interior

• Heating & cooling: Wall furnace; Has heating
• Interior features: Wood burning stove; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.1% below list).
• Recommended offer: $203k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.8% in McKinleyville — 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 52/100 on livability (#1,028 in CA) — a working-class tenant base; expect higher turnover. Watch: employment C-, health & safety C-, crime F.
• Mckinleyville Union Elementary (town): math 34% / reading 42% proficiency, ranked #789 of 1,400 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Morris Elementary (292 students, 59% FRL); Mckinleyville Middle (360 students, 54% FRL); Mckinleyville High (math 10% / reading 50%, grade F, #723 of 1,170 statewide, top 64%, 556 students, 51% FRL).
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $7k 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 35 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,817 (15.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $412,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1938 Sagewood Way	0.24mi	3/2.0	1,203 (-0%)	1mo	$405,000	$337	84
1345 Worth Ave	0.08mi	3/1.0	1,100 (-9%)	4mo	$190,000	$173	78
1936 Arbor Way	0.14mi	3/2.0	1,163 (-3%)	7mo	$390,000	$335	78
1779 Oakdale Dr	0.15mi	3/2.0	1,269 (+5%)	6mo	$415,000	$327	74
1305 Hedge Rose Ct	0.26mi	3/2.0	1,332 (+11%)	5mo	$499,000	$375	62
2099 Silkwood St	0.55mi	3/2.0	1,240 (+3%)	6mo	$425,000	$343	61
1760 Sitka Ct	0.44mi	3/2.0	1,336 (+11%)	1mo	$525,000	$393	56
1291 Railroad Dr	0.57mi	2/2.0 (-1)	1,264 (+5%)	2mo	$480,000	$380	55
1932 Mckinleyville Ave	0.37mi	3/2.0	1,040 (-14%)	2mo	$420,000	$404	54
1905 Juniper Ave	0.61mi	3/2.0	1,324 (+10%)	7mo	$425,000	$321	45
2070 Thiel Ave	0.65mi	3/2.0	1,080 (-10%)	7mo	$392,000	$363	43
1015 Oakwood Ct	0.73mi	4/2.0 (+1)	1,302 (+8%)	2mo	$422,000	$324	42

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-31,017
• Equity at exit: $35,636

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-17,288
• Equity at exit: $20,664

Cash invested: $66,920 (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 95519

• Active inventory: 98
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $122

Break-even live

Break-even rent $1,873

Max offer price $239,000

Occupancy floor 89%

Sensitivity live

Price	-10% $258	-5% $190	+0% $122	+5% $55	+10% $-13
Rent	-10% $-38	-5% $42	+0% $122	+5% $202	+10% $282
Rate	-1.0pp $243	-0.5pp $183	base $122	+0.5pp $60	+1.0pp $-3

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2345 Bates Ln Unit 3 McKinleyville, CA	2.0	1.0	840	$1,400	$1.67	45d	1	0.84mi

Listing history 13 events

1. 2026-06-21
   days on market $239,000 Active 35 DOM
2. 2026-06-19
   days on market $239,000 Active 33 DOM
3. 2026-06-18
   days on market $239,000 Active 32 DOM
4. 2026-06-17
   days on market $239,000 Active 31 DOM
5. 2026-06-16
   days on market $239,000 Active 30 DOM
6. 2026-06-15
   days on market $239,000 Active 29 DOM
7. 2026-06-14
   days on market $239,000 Active 27 DOM
8. 2026-06-13
   days on market $239,000 Active 26 DOM
9. 2026-06-10
   days on market $239,000 Active 24 DOM
10. 2026-06-09
    days on market $239,000 Active 23 DOM
11. 2026-06-09
    status $239,000 Active 22 DOM
12. 2026-06-03
    remarks 616-char remark
13. 2026-05-01
    listed $239,000 Active

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$291/yr (+$24/mo · 19.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥71°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: $24,338
• − Mortgage interest: −$13,388
• − Property taxes: −$1,525
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$6,953
• Taxable loss: −$2,616
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $2,095/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: Mckinleyville Union Elementary
• NCES district ID: 0624300
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $48,399
• Composite: 35.18/100
• National rank: #9872
• State rank: #789 of 1400 in CA

Livability — McKinleyville

• Score: 52/100
• State rank: #1028
• US rank: #25015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKinleyville, CA
• County: Humboldt County · 88,652 people
• City population: 18,728
• Metro: Eureka-Arcata, CA
• Population (ZIP): 18,728
• Household income: $73,280
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 730.0

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% Two or more races 14% Hispanic / Latino 11% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -385.83%
• Current HPI: 197.0133
• 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

1 event — show timeline

• 2026-05-01 Listed $239,000 HAR

Property tax history

+3.0%/yr

Latest (2025): $1,525 · +5.3% YoY. Source: county tax records.