1021 Glendale Dr #12 · Blue Lake, CA 95525

$99,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 9 Days on market

Built 1974 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Affordable opportunity in sunny Blue Lake! This 1974 manufactured home offers approximately 1,300 sq. ft. with 3 bedrooms and 2 bathrooms. Features include laminate wood flooring throughout, a spacious dining room with built-in hutch, gas cooktop, separate wall oven, and all appliances included, including washer and dryer. Outside you'll find a covered carport, large covered deck and storage shed. The home does need some repairs and updating, including a potential roof leak in the front bedroom, and is priced accordingly. Space rent is $568/month and includes water and sewer. All prospective buyers must be approved by park management prior to purchase. Great potential for the right buyer!

Key facts

• Gas cooktop
• Separate wall oven
• Spacious dining room

Tags

• LAMINATE WOOD FLOORING
• SPACIOUS DINING ROOM
• BUILT-IN HUTCH
• GAS COOKTOP
• SEPARATE WALL OVEN
• COVERED CARPORT

Property features AI

Finance

• Other: Located in Glendale Mobile park

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected/available; Underground utilities; Phone available
• Home design: Residential single-family home; Single-story (mobile/manufactured unit in Glendale Mobile park); Facing direction not specified
• Construction: Aluminum siding; Block foundation; Membrane roof; Manufactured home make: Silvercrest
• Exterior features: Deck; Outbuilding; Level lot; Asphalt/paved road access

Interior

• Kitchen: Cooktop; Dishwasher; Range hood
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Built-in features; Breakfast bar; Six total rooms
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$419,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

Location & tenants

• Location reads 49/100 on livability (#1,163 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, crime F, amenities F.
• Northern Humboldt Union High (town): math 32% / reading 65% proficiency, ranked #529 of 1,400 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Arcata Elementary (math 37% / reading 37%, grade F, #671 of 1,571 statewide, top 44%, 262 students, 76% FRL); Sunny Brae Middle (math 32% / reading 52%, grade D-, #144 of 498 statewide, top 29%, 220 students, 60% FRL); Arcata High (math 47% / reading 72%, grade C+, #205 of 1,170 statewide, top 19%, 1,052 students, 39% FRL) — zoned schools average 58% FRL vs 10% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $684 of loan paydown is wiped out by about $2k 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 (-2.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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. 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?
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: 1.57% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $419,900
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 Glendale Dr	0.07mi	3/2.0	1,464 (+13%)	13mo	$60,000	$41	65
691 Fieldbrook Rd	0.60mi	2/2.0 (-1)	1,248 (-4%)	9mo	$410,000	$329	53
221 Glenwood Ln	0.51mi	4/2.0 (+1)	1,364 (+5%)	23mo	$255,000	$187	44
52 Sunkist Ln	0.71mi	2/2.5 (-1)	1,256 (-3%)	22mo	$650,000	$518	36
160 Blackberry Ln	0.61mi	2/1.0 (-1)	1,440 (+11%)	20mo	$465,000	$323	28

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

Projected returns pro-forma

-2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.75×
• Total profit: $20,782
• Equity at exit: $16,961

10-year hold

• IRR: 25.7%
• Equity multiple: 3.33×
• Total profit: $64,713
• Equity at exit: $12,386

Cash invested: $27,720 (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 95525

• Home prices YoY: -1.7%
• Active inventory: 29
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $545

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $614	-5% $580	+0% $545	+5% $511	+10% $477
Rent	-10% $422	-5% $484	+0% $545	+5% $607	+10% $668
Rate	-1.0pp $595	-0.5pp $571	base $545	+0.5pp $520	+1.0pp $494

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $99,000 Active 9 DOM
2. 2026-06-19
   days on market $99,000 Active 7 DOM
3. 2026-06-18
   days on market $99,000 Active 6 DOM
4. 2026-06-17
   days on market $99,000 Active 5 DOM
5. 2026-06-16
   days on market $99,000 Active 4 DOM
6. 2026-06-15
   days on market $99,000 Active 3 DOM
7. 2026-06-13
   remarks 697-char remark
8. 2026-06-13
   listed $99,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 10 d/yr ≥73°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,676
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$2,880
• Taxable income: $5,282
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $5,276/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1974 manufactured home requires moderate repairs and updates to improve its condition and value. Potential roof leak and peeling paint are the most pressing issues.

Repairs flagged

• Major Roof — Potential roof leak in the front bedroom
• Minor Windows — Some windows have peeling paint

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Rental Replace curtains — Fresh curtains can make the home more appealing to renters
• Both Replace laminate flooring — New flooring can improve both resale and rental value
• Both Replace windows — New windows can improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Potential roof leak in the front bedroom	Major	$15,000–50,000
Windows · Some windows have peeling paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Rental Replace curtains — Fresh curtains can make the home more appealing to renters ↑
• Both Replace laminate flooring — New flooring can improve both resale and rental value ↑
• Both Replace windows — New windows can improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northern Humboldt Union High
• NCES district ID: 0603030
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 65% ▲ 8.00%
• Median HH income: $36,832
• Composite: 42.3/100
• National rank: #6962
• State rank: #529 of 1400 in CA

Livability — Blue Lake

• Score: 49/100
• State rank: #1163
• US rank: #25871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,443

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Native American 5% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Iranian 5% Slovak 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Tagalog/Filipino 2%

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: ▼ -2.50%
• Current HPI: 146.155
• 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

1 event — show timeline

• 2026-06-11 Listed $99,000 HAR