3420 Kings Valley #38 Rd · Bertsch-Oceanview, CA 95531

$50,000

1 bd · 1.0 ba · 960 sqft · Manufactured public records · 63 Days on market

Built 1970 $52/sqft · 32% below area Est $80k · 37% under

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

Listing remarks MLS

Discover the perfect blend of comfort and affordability in this beautifully refreshed 3-bedroom, 2-bathroom mobile home. Built in 1978 and meticulously updated, this home is located in a quiet senior park designed for relaxed living. Step inside to a bright and airy living space featuring brand new paint and flooring throughout. The updated kitchen features all-new appliances. The pride of ownership shines on the exterior with fresh paint and a newer roof, providing peace of mind for years to come. A two-car carport, storage shed, and beautiful mature landscaping complete the picture. Space rent is only is $560 a month and includes water and sewer. Schedule a viewing today to experience this wonderful community firsthand!

Key facts

• Built 1970
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.9% vs local median 3.1% in Bertsch-Oceanview — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 226 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $70k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
6. 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.
7. 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: 3.26% ✓
• Cap rate: 28.87%
• Cash-on-cash: 80.64%
• DSCR: 4.59
• GRM: 2.6

CMA / ARV

• ARV (median comp): $79,563
• List price: $50,000
• Delta: 50.82%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Kings Valley Rd. Space 21 Rd	0.00mi	2/2.0 (+1)	1,040 (+8%)	7mo	$40,000	$38	71

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: 80.8%
• Equity multiple: 4.70×
• Total profit: $51,842
• Equity at exit: $7,455

10-year hold

• IRR: 84.3%
• Equity multiple: 9.74×
• Total profit: $122,399
• Equity at exit: $4,323

Cash invested: $14,000 (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: 226
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $941

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 37%

Sensitivity live

Price	-10% $975	-5% $958	+0% $941	+5% $924	+10% $906
Rent	-10% $812	-5% $876	+0% $941	+5% $1,005	+10% $1,069
Rate	-1.0pp $966	-0.5pp $954	base $941	+0.5pp $928	+1.0pp $915

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $50,000 Active 63 DOM
2. 2026-06-18
   days on market $50,000 Active 62 DOM
3. 2026-06-17
   days on market $50,000 Active 61 DOM
4. 2026-06-16
   days on market $50,000 Active 60 DOM
5. 2026-06-15
   days on market $50,000 Active 59 DOM
6. 2026-06-14
   days on market $50,000 Active 57 DOM
7. 2026-06-12
   days on market $50,000 Active 56 DOM
8. 2026-06-09
   days on market $50,000 Active 53 DOM
9. 2026-06-08
   days on market $50,000 Active 52 DOM
10. 2026-06-07
    days on market $50,000 Active 51 DOM
11. 2026-06-07
    days on market $50,000 Active 50 DOM
12. 2026-06-04
    days on market $50,000 Active 47 DOM
13. 2026-06-02
    days on market $50,000 Active 46 DOM
14. 2026-06-01
    days on market $50,000 Active 45 DOM
15. 2026-05-31
    days on market $50,000 Active 44 DOM
16. 2026-05-31
    days on market $50,000 Active 43 DOM
17. 2026-04-27
    listed $120,000 Active 731-char remark

    Show marketing remark (731 chars)

    Discover the perfect blend of comfort and affordability in this beautifully refreshed 3-bedroom, 2-bathroom mobile home. Built in 1978 and meticulously updated, this home is located in a quiet senior park designed for relaxed living. Step inside to a bright and airy living space featuring brand new paint and flooring throughout. The updated kitchen features all-new appliances. The pride of ownership shines on the exterior with fresh paint and a newer roof, providing peace of mind for years to come. A two-car carport, storage shed, and beautiful mature landscaping complete the picture. Space rent is only is $560 a month and includes water and sewer. Schedule a viewing today to experience this wonderful community firsthand!

18. 2026-04-17
    listed $50,000 Active 124-char remark

    Show marketing remark (124 chars)

    This is an adult 55 or older park. Buyer must receive park approval. Monthly space rent is $566.00 and includes water/sewer.

19. 2026-03-31
    price $50,000
20. 2026-03-07
    status Active
21. 2026-03-07
    price $60,000
22. 2026-02-13
    price $65,000
23. 2026-01-31
    price $74,999
24. 2025-11-17
    price $80,000
25. 2025-10-13
    price $90,000
26. 2025-09-06
    listed $125,000 Active
27. 2025-03-31
    soldstatus $158,000 Closed
28. 2025-03-14
    soldstatus $58,000 Closed
29. 2025-03-06
    listed $160,000 Active
30. 2025-02-15
    listed $58,000 Active
31. 2024-04-21
    status Active
32. 2024-01-31
    listed $60,000 Active
33. 2019-10-07
    soldstatus $63,000
34. 2018-12-09
    soldstatus $19,900
35. 2018-10-29
    soldstatus $36,500
36. 2018-01-29
    soldstatus $24,000
37. 2017-10-31
    soldstatus $16,500
38. 2017-04-28
    soldstatus $51,900
39. 2015-01-29
    soldstatus $15,500
40. 2014-06-18
    soldstatus $21,000
41. 2013-01-31
    soldstatus $15,000
42. 2012-06-28
    soldstatus $23,000
43. 2009-05-04
    soldstatus $29,000

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

Taxation est. · year 1

• Rental income: $19,539
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$1,455
• Taxable income: $11,158
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $8,612/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 — Bertsch-Oceanview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+313.8% since first listed

27 events — show timeline

• 2026-04-27 Listed $120,000 DNAORMLS
• 2026-04-17 Listed $50,000 DNAORMLS
• 2026-03-31 Price Changed $50,000 DNAORMLS
• 2026-03-07 Relisted — DNAORMLS
• 2026-03-07 Price Changed $60,000 DNAORMLS
• 2026-02-13 Price Changed $65,000 DNAORMLS
• 2026-01-31 Price Changed $74,999 DNAORMLS
• 2025-11-17 Price Changed $80,000 DNAORMLS
• 2025-10-13 Price Changed $90,000 DNAORMLS
• 2025-09-06 Listed $125,000 DNAORMLS
• 2025-03-31 Sold (MLS) $158,000 DNAORMLS
• 2025-03-14 Sold (MLS) $58,000 DNAORMLS
• 2025-03-06 Listed $160,000 DNAORMLS
• 2025-02-15 Listed $58,000 DNAORMLS
• 2024-04-21 Relisted — DNAORMLS
• 2024-01-31 Listed $60,000 DNAORMLS
• 2019-10-07 Sold (MLS) $63,000 DNAORMLS
• 2018-12-09 Sold (MLS) $19,900 DNAORMLS
• 2018-10-29 Sold (MLS) $36,500 DNAORMLS
• 2018-01-29 Sold (MLS) $24,000 DNAORMLS
• 2017-10-31 Sold (MLS) $16,500 DNAORMLS
• 2017-04-28 Sold (MLS) $51,900 DNAORMLS
• 2015-01-29 Sold (MLS) $15,500 DNAORMLS
• 2014-06-18 Sold (MLS) $21,000 DNAORMLS
• 2013-01-31 Sold (MLS) $15,000 DNAORMLS
• 2012-06-28 Sold (MLS) $23,000 DNAORMLS
• 2009-05-04 Sold (MLS) $29,000 DNAORMLS

Property tax history

+2.0%/yr

Latest (2025): $5,954 · +4.1% YoY. Source: county tax records.