200 Kerby St · Bertsch-Oceanview, CA 95531

$58,999

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 6 Days on market

Built 1987

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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 +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

This modular home needs a little tlc but it is located on a nice corner lot. Lots of windows so there is plenty of natural light and the seller just had all new carpet installed throughout the home.

Key facts

• Built 1987
• Listed 5 days

Property features AI

Finance

• Other: Listing agent: Erik Tedsen, Main contact: 707-464-8757; Listing broker: INVESTMENT REALTY HOMES INC.
• Financial info: Financial details not provided
• HOA & community: HOA and community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water
• Home design: Mobile home
• Construction: Construction details not provided
• Exterior features: Zoned for residential use

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Mobile home bedrooms (details not provided)
• Flooring: Flooring details not provided
• Bathrooms: Bathroom details not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: Residential interior (mobile home)
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

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 $59k).
• Cap rate 29.1% vs local median 2.9% 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: 230 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 $408 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $59k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $58,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.28% ✓
• Cap rate: 29.11%
• Cash-on-cash: 81.51%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $312,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Hill St	0.20mi	3/2.0	1,600 (0%)	7mo	$255,000	$159	84
2451 Cushing Ave	0.53mi	3/2.0	1,680 (+5%)	12mo	$335,000	$199	57
515 Humboldt Road Rd	0.58mi	4/2.0 (+1)	1,705 (+7%)	0mo	$315,000	$185	56
303 Hill St	0.27mi	4/2.0 (+1)	1,512 (-6%)	23mo	$295,000	$195	55
149 Olive St	0.19mi	2/1.0 (-1)	1,382 (-14%)	10mo	$154,000	$111	52
2450 Cushing Ave	0.52mi	3/2.0	1,404 (-12%)	22mo	$284,000	$202	37

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: 81.8%
• Equity multiple: 4.75×
• Total profit: $61,932
• Equity at exit: $8,797

10-year hold

• IRR: 85.1%
• Equity multiple: 9.84×
• Total profit: $146,068
• Equity at exit: $5,101

Cash invested: $16,520 (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: 230
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,122

Break-even live

Break-even rent $516

Max offer price $58,999

Occupancy floor 37%

Sensitivity live

Price	-10% $1,163	-5% $1,142	+0% $1,122	+5% $1,102	+10% $1,081
Rent	-10% $969	-5% $1,046	+0% $1,122	+5% $1,199	+10% $1,275
Rate	-1.0pp $1,152	-0.5pp $1,137	base $1,122	+0.5pp $1,107	+1.0pp $1,091

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $58,999 Active 6 DOM
2. 2026-06-19
   days on market $58,999 Active 4 DOM
3. 2026-06-18
   days on market $58,999 Active 3 DOM
4. 2026-06-17
   days on market $58,999 Active 2 DOM
5. 2026-06-16
   remarks 121-char remark
6. 2026-06-16
   listed $58,999 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 9 d/yr ≥77°F today · 29 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,237
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$1,716
• Taxable income: $13,318
• Est. tax owed @ 24.0%: −$3,196
• After-tax cash flow: $10,268/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

• Census place: Bertsch-Oceanview, CA
• 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

+168.2% since first listed

2 events — show timeline

• 2026-06-16 Listed $58,999 DNAORMLS
• 2019-01-10 Sold (MLS) $22,000 DNAORMLS