0 Golden Gate Dr · Redcrest, CA 95528

$40,000

1 bd · 1.0 ba · 1,240 sqft · Land · 88 Days on market

Built 1939 0.37 ac lot ↓ 43% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rural living on the river. Come see this beautiful lot and customize it how you see fit. The lot currently has a an unpermitted little house with a barn and contains a mix of conifers and hardwoods. This lot is currently connected to 599 Golden Gate creating a large 2 acre lot. Access is through 599 Golden Gate.

Key facts

• Secluded properties
• Covered front porch
• Mature timber

Tags

• ACCESSIBLE ONLY BY BOAT
• SECLUDED PROPERTIES
• LUSH TREE LINED OASIS
• COVERED FRONT PORCH
• MATURE TIMBER
• OPEN GREEN SPACE

Property features AI

Exterior

• Parking: Gate and parking area located before the bridge on the west side of Hwy 36/Golden Gate Drive
• Utilities: No utilities listed; Private sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Frame construction with wood siding; Pillar/post/pier foundation; Built on a 0.37-acre lot (approx. 100 x 160)
• Exterior features: Partial wire fencing; Metal roof; Level to rolling slope lot; Property accessed by foot or boat depending on water level

Interior

• Heating & cooling: Wood stove
• Interior features: Wood stove heating; Has a view; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#1,413 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety C-, amenities F, commute F.
• Fortuna Union High (town): math 17% / reading 44% proficiency, ranked #350 of 517 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.75% ✓
• Cap rate: 43.03%
• Cash-on-cash: 131.20%
• DSCR: 6.84
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.68×
• Total profit: $63,643
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.04×
• Total profit: $146,009
• Equity at exit: $3,458

Cash invested: $11,200 (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 95528

• Active inventory: 20
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,099

Break-even live

Break-even rent $508

Max offer price $40,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,127	-5% $1,113	+0% $1,099	+5% $1,086	+10% $1,072
Rent	-10% $949	-5% $1,024	+0% $1,099	+5% $1,174	+10% $1,249
Rate	-1.0pp $1,120	-0.5pp $1,110	base $1,099	+0.5pp $1,089	+1.0pp $1,078

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Ackerman Ln Carlotta, CA	1.0	2.0	970	$1,900	$1.96	44d	1	0.49mi

Listing history 25 events

1. 2026-06-19
   days on market $40,000 Active 88 DOM
2. 2026-06-18
   days on market $40,000 Active 87 DOM
3. 2026-06-17
   days on market $40,000 Active 86 DOM
4. 2026-06-16
   days on market $40,000 Active 85 DOM
5. 2026-06-15
   days on market $40,000 Active 84 DOM
6. 2026-06-14
   days on market $40,000 Active 82 DOM
7. 2026-06-12
   days on market $40,000 Active 81 DOM
8. 2026-06-09
   days on market $40,000 Active 78 DOM
9. 2026-06-08
   days on market $40,000 Active 77 DOM
10. 2026-06-07
    days on market $40,000 Active 76 DOM
11. 2026-06-07
    days on market $40,000 Active 75 DOM
12. 2026-06-05
    days on market $40,000 Active 74 DOM
13. 2026-06-04
    days on market $40,000 Active 72 DOM
14. 2026-06-02
    days on market $40,000 Active 71 DOM
15. 2026-06-01
    days on market $40,000 Active 70 DOM
16. 2026-05-31
    days on market $40,000 Active 69 DOM
17. 2026-05-31
    days on market $40,000 Active 68 DOM
18. 2026-04-18
    price $40,000
19. 2026-04-07
    price $45,000
20. 2026-03-31
    price $50,000
21. 2026-03-23
    listed $55,000 Active
22. 2025-05-05
    soldstatus $75,000 Closed 313-char remark

    Show marketing remark (313 chars)

    Rural living on the river. Come see this beautiful lot and customize it how you see fit. The lot currently has a an unpermitted little house with a barn and contains a mix of conifers and hardwoods. This lot is currently connected to 599 Golden Gate creating a large 2 acre lot. Access is through 599 Golden Gate.

23. 2025-02-11
    listed $85,000 Active 313-char remark

    Show marketing remark (313 chars)

    Rural living on the river. Come see this beautiful lot and customize it how you see fit. The lot currently has a an unpermitted little house with a barn and contains a mix of conifers and hardwoods. This lot is currently connected to 599 Golden Gate creating a large 2 acre lot. Access is through 599 Golden Gate.

24. 2021-07-12
    soldstatus $50,000 492-char remark

    Show marketing remark (492 chars)

    Great 1 Acres mostly flat lot that backs up to the Van Duzen River in the Golden Gate subdivision. CCRs under documents. No water or septic developed. Utilities at street. This lot can be purchased separately or as a package with the house and orchard lot. See MLS #257330 Listing Broker and agents DO NOT guarantee the information in this MLS listing is accurate. It is the Duty of any person Buyer or entity using this MLS listing to use due diligence to independently verify information

25. 2020-12-08
    listed $70,000 492-char remark

    Show marketing remark (492 chars)

    Great 1 Acres mostly flat lot that backs up to the Van Duzen River in the Golden Gate subdivision. CCRs under documents. No water or septic developed. Utilities at street. This lot can be purchased separately or as a package with the house and orchard lot. See MLS #257330 Listing Broker and agents DO NOT guarantee the information in this MLS listing is accurate. It is the Duty of any person Buyer or entity using this MLS listing to use due diligence to independently verify information

ⓘ 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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 10 d/yr ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$1,164
• Taxable income: $13,445
• Est. tax owed @ 24.0%: −$3,227
• After-tax cash flow: $9,965/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: Fortuna Union High
• NCES district ID: 0614190
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $41,411
• Composite: 25.69/100
• National rank: #7386
• State rank: #350 of 517 in CA

Livability — Redcrest

• Score: 38/100
• State rank: #1413
• US rank: #27533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,415

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 (83%)
• Race & ethnicity: White 83% Two or more races 9% Hispanic / Latino 6% Native American 5%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Russian 3% Portuguese 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -123.76%
• Current HPI: 172.1504
• 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

-42.9% since first listed

8 events — show timeline

• 2026-04-18 Price Changed $40,000 HAR
• 2026-04-07 Price Changed $45,000 HAR
• 2026-03-31 Price Changed $50,000 HAR
• 2026-03-23 Listed $55,000 HAR
• 2025-05-05 Sold (MLS) $75,000 HAR
• 2025-02-11 Listed $85,000 HAR
• 2021-07-12 Sold (MLS) $50,000 HAR
• 2020-12-08 Listed $70,000 HAR