2208 Royal Dr #32 · Fortuna, CA 95540

$62,500

2 bd · 1.0 ba · 800 sqft · Manufactured · 221 Days on market

Built 1972

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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
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained double wide home in turn key condition. Roof was installed in 2005 my Century Services and windows replaced with vinyl in 2014. New Kitchen flooring was installed in 2012. Large Master bedroom. Exterior has just been painted. Features a large built in china hutch in dining area and spacious front room. Home sits in a good location in park and is priced to sell.

Key facts

• Large windows
• Covered front porch
• Open floor plan

Tags

• MANUFACTURED HOME
• ROYAL CREST MOBILE ESTATES
• OPEN FLOOR PLAN
• LARGE WINDOWS
• COVERED FRONT PORCH
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: Community sidewalks; Located in Royal Crest Mobile Home Park

Exterior

• Parking: 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Circuit breakers; 220-volt outlet in laundry
• Home design: Residential single-family residence; Located in a mobile home park (Royal Crest) — Guerdon Royal Embassy model
• Construction: Aluminum siding; Other roof material
• Exterior features: Deck; Porch; Partial fencing; Outbuilding

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced-air heating; Natural gas heating
• Interior features: Double-pane windows; Insulation for energy efficiency
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.4% in Fortuna — 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 69/100 on livability (#246 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A-; Watch: employment D+, amenities F, cost of living 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.
• Zoned schools: Linell K. Walker Elementary (math 17% / reading 27%, grade F, #1,179 of 1,571 statewide, top 78%, 294 students, 82% FRL); Fortuna Middle (math 10% / reading 24%, grade F, #443 of 498 statewide, top 90%, 237 students, 80% FRL); Fortuna Union High (math 12% / reading 37%, grade F, #826 of 1,170 statewide, top 80%, 830 students, 47% FRL).
• Market conditions: 110 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 (-3.0%/yr); year-one equity from $432 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 (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $30k; list at $62k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 2.13% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.55%
• DSCR: 2.89
• GRM: 3.9

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $29,412
• Equity at exit: $9,319

10-year hold

• IRR: 45.7%
• Equity multiple: 5.38×
• Total profit: $76,580
• Equity at exit: $5,404

Cash invested: $17,500 (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 95540

• Active inventory: 110
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $620

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 48%

Sensitivity live

Price	-10% $664	-5% $642	+0% $620	+5% $599	+10% $577
Rent	-10% $515	-5% $568	+0% $620	+5% $673	+10% $726
Rate	-1.0pp $652	-0.5pp $636	base $620	+0.5pp $604	+1.0pp $588

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $62,500 Active 221 DOM
2. 2026-06-19
   days on market $62,500 Active 219 DOM
3. 2026-06-18
   days on market $62,500 Active 218 DOM
4. 2026-06-17
   days on market $62,500 Active 217 DOM
5. 2026-06-16
   days on market $62,500 Active 216 DOM
6. 2026-06-15
   days on market $62,500 Active 215 DOM
7. 2026-06-14
   days on market $62,500 Active 213 DOM
8. 2026-06-12
   days on market $62,500 Active 212 DOM
9. 2026-06-09
   days on market $62,500 Active 209 DOM
10. 2026-06-08
    days on market $62,500 Active 208 DOM
11. 2026-06-07
    days on market $62,500 Active 207 DOM
12. 2026-06-07
    days on market $62,500 Active 206 DOM
13. 2026-06-04
    days on market $62,500 Active 203 DOM
14. 2026-06-02
    days on market $62,500 Active 202 DOM
15. 2026-06-01
    days on market $62,500 Active 201 DOM
16. 2026-05-31
    days on market $62,500 Active 200 DOM
17. 2026-05-31
    days on market $62,500 Active 199 DOM
18. 2025-11-13
    listed $62,500 Active
19. 2016-02-24
    soldstatus $30,000 385-char remark

    Show marketing remark (385 chars)

    Very well maintained double wide home in turn key condition. Roof was installed in 2005 my Century Services and windows replaced with vinyl in 2014. New Kitchen flooring was installed in 2012. Large Master bedroom. Exterior has just been painted. Features a large built in china hutch in dining area and spacious front room. Home sits in a good location in park and is priced to sell.

20. 2015-08-11
    listed $32,500 385-char remark

    Show marketing remark (385 chars)

    Very well maintained double wide home in turn key condition. Roof was installed in 2005 my Century Services and windows replaced with vinyl in 2014. New Kitchen flooring was installed in 2012. Large Master bedroom. Exterior has just been painted. Features a large built in china hutch in dining area and spacious front room. Home sits in a good location in park and is priced to sell.

ⓘ 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 7 d/yr ≥84°F today · 17 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: $15,986
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,818
• Taxable income: $6,859
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $5,800/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 — Fortuna

• Score: 69/100
• State rank: #246
• US rank: #8234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fortuna, CA
• City population: 14,641
• Population (ZIP): 14,641

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 12% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1% Chinese 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: ▼ -232.72%
• Current HPI: 236.0203
• 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

+92.3% since first listed

3 events — show timeline

• 2025-11-13 Listed $62,500 HAR
• 2016-02-24 Sold (MLS) $30,000 HAR
• 2015-08-11 Listed $32,500 HAR