1082 Cedar Dr #134 · Arcata, CA 95521

$86,000

3 bd · 1.0 ba · 800 sqft · Manufactured · 75 Days on market

Built 1979 ↓ 9% since listing

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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
• Rent growth +4.5/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your chance to own this clean, 3-bedroom, 1-bathroom home on a spacious corner lot with a fully fenced yard in the family-friendly community of Valley West Mobile Estates! The well-designed floor plan provides a large living room for entertaining guests and lots of natural light. For your convenience, the refrigerator and the washer/dryer are all included. New roof installed in 2023. Situated close to shopping centers, Cal Poly Humboldt, and medical facilities, this home offers comfort and a prime location. Park approval required. Schedule a showing today!

Key facts

• Added storage
• Fully fenced
• Near restaurants

Tags

• FULLY FENCED
• CORNER LOT
• ADDED STORAGE
• NEAR MEDICAL FACILITIES
• NEAR SHOPPING CENTERS
• NEAR RESTAURANTS

Property features AI

Finance

• Other: Insulation listed as energy efficient feature
• HOA & community: Located in Valley West park

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected or available
• Home design: Residential single family residence; Located in Valley West / Valley west subdivision; Cross street: Monterey Dr
• Construction: Aluminum siding; Block foundation; Membrane and metal roof; Manufactured home (SKYLINE)
• Exterior features: Deck; Porch; Corner lot; Concrete and paved road access; Fenced, full

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl; Laminate
• Heating & cooling: Forced air heating; Has heating
• Interior features: Cathedral ceilings; Vaulted ceilings; Double pane windows
• Laundry & utility: Washer and dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 1.9% in Arcata — 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 68/100 on livability (#275 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, schools A-; Watch: housing C-, crime D-, commute F.
• Pacific Union Elementary (town): math 40% / reading 53% proficiency, ranked #560 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.1%/yr); 82 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).
• This rent runs 39% of the median local income ($53k/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 $595 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $80,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1979 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.10%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 2.82×
• Total profit: $43,873
• Equity at exit: $12,823

10-year hold

• IRR: 48.5%
• Equity multiple: 6.91×
• Total profit: $142,382
• Equity at exit: $7,436

Cash invested: $24,080 (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 95521

• Rents YoY: 8.1%
• Active inventory: 82
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $765

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 51%

Sensitivity live

Price	-10% $824	-5% $794	+0% $765	+5% $735	+10% $705
Rent	-10% $629	-5% $697	+0% $765	+5% $832	+10% $900
Rate	-1.0pp $808	-0.5pp $786	base $765	+0.5pp $742	+1.0pp $720

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-04-02
   price $86,000
3. 2026-03-06
   listed $88,000 Active
4. 2025-05-01
   soldstatus $85,000 Closed 572-char remark

   Show marketing remark (572 chars)

   This is your chance to own this clean, 3-bedroom, 1-bathroom home on a spacious corner lot with a fully fenced yard in the family-friendly community of Valley West Mobile Estates! The well-designed floor plan provides a large living room for entertaining guests and lots of natural light. For your convenience, the refrigerator and the washer/dryer are all included. New roof installed in 2023. Situated close to shopping centers, Cal Poly Humboldt, and medical facilities, this home offers comfort and a prime location. Park approval required. Schedule a showing today!

5. 2025-02-17
   listed $85,000 Active 572-char remark

   Show marketing remark (572 chars)

   This is your chance to own this clean, 3-bedroom, 1-bathroom home on a spacious corner lot with a fully fenced yard in the family-friendly community of Valley West Mobile Estates! The well-designed floor plan provides a large living room for entertaining guests and lots of natural light. For your convenience, the refrigerator and the washer/dryer are all included. New roof installed in 2023. Situated close to shopping centers, Cal Poly Humboldt, and medical facilities, this home offers comfort and a prime location. Park approval required. Schedule a showing today!

6. 2025-01-04
   status Active
7. 2024-07-31
   listed $95,000 Active

ⓘ 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 9 d/yr ≥72°F today · 23 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: $20,641
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,502
• Taxable income: $8,299
• Est. tax owed @ 24.0%: −$1,992
• After-tax cash flow: $7,182/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: Pacific Union Elementary
• NCES district ID: 0629430
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $40,146
• Composite: 41.08/100
• National rank: #7442
• State rank: #560 of 1400 in CA

Livability — Arcata

• Score: 68/100
• State rank: #275
• US rank: #9258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcata, CA
• County: Humboldt County · 88,652 people
• City population: 21,980
• Metro: Eureka-Arcata, CA
• Population (ZIP): 21,980
• Household income: $53,114
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 2139.0

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% Hispanic / Latino 15% Two or more races 13% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Russian 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 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: ▼ -373.51%
• Current HPI: 208.5938
• Rent YoY: ▲ 8.08%
• 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

-9.5% since first listed

7 events — show timeline

• 2026-05-20 Pending — HAR
• 2026-04-02 Price Changed $86,000 HAR
• 2026-03-06 Listed $88,000 HAR
• 2025-05-01 Sold (MLS) $85,000 HAR
• 2025-02-17 Listed $85,000 HAR
• 2025-01-04 Relisted — HAR
• 2024-07-31 Listed $95,000 HAR