1745 Potomac Ct · Crescent City, CA 95531

$310,000

4 bd · 3.0 ba · 2,494 sqft · SingleFamily public records · 521 Days on market

Built 1991 9,148 sqft lot $124/sqft · 30% below area Est $446k · 30% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A diamond in the rough. This property has an immense amount of potential just needs some assistance getting it there. Sitting atop . 21 acres in a well maintained subdivision of consistent homes, near schools, town and ocean beaches, this large split level home features 4 bedrooms, 3 bathrooms, 2400+ sq feet and has a cul-de-sac location. 3 of the 4 bedrooms and 2 of the 3 bathrooms are located upstairs. Mid level is the entry level of the home and is the entertaining level with living room, kitchen, dining, and back deck. Downstairs features a large open family room with a pellet stove, laundry room, the final bedroom and bathroom. Drive By Today!

Key facts

• Cul-de-sac location
• Entertaining level
• Back deck

Tags

• CUL-DE-SAC LOCATION
• WELL MAINTAINED SUBDIVISION
• LARGE OPEN FAMILY ROOM
• BACK DECK
• ENTERTAINING LEVEL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (25.4% below list).
• Recommended offer: $231k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Crescent City — 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 57/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A; Watch: cost of living D, schools D-, crime F.
• 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: 226 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,335 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 521 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

• ARV (median comp): $445,581
• List price: $310,000
• Delta: -30.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 S Bethesda Way	0.07mi	4/3.0	2,510 (+1%)	18mo	$480,000	$191	81
1740 S Bethesda Way	0.04mi	4/2.5	2,204 (-12%)	12mo	$467,500	$212	67
260 W Jefferson Ave	0.10mi	4/2.5	2,140 (-14%)	3mo	$475,000	$222	67
1625 Franklin Ct	0.13mi	4/2.0	2,169 (-13%)	8mo	$413,500	$191	61
1725 Northcrest Dr	0.41mi	3/2.0 (-1)	2,240 (-10%)	2mo	$380,000	$170	53
1700 Potomac Ct	0.05mi	4/2.0	2,140 (-14%)	22mo	$465,000	$217	52
1620 Franklin Ct	0.15mi	4/2.5	2,206 (-12%)	24mo	$448,000	$203	52
1333 Oregon St	0.59mi	4/3.0	2,162 (-13%)	10mo	$408,000	$189	42

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-64,059
• Equity at exit: $46,222

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-73,654
• Equity at exit: $26,803

Cash invested: $86,800 (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: 226
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-217

Break-even live

Break-even rent $2,588

Max offer price $271,724

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $310,000 Active 521 DOM
2. 2026-06-18
   days on market $310,000 Active 520 DOM
3. 2026-06-17
   days on market $310,000 Active 519 DOM
4. 2026-06-16
   days on market $310,000 Active 518 DOM
5. 2026-06-15
   days on market $310,000 Active 517 DOM
6. 2026-06-14
   days on market $310,000 Active 515 DOM
7. 2026-06-12
   days on market $310,000 Active 514 DOM
8. 2026-06-09
   days on market $310,000 Active 511 DOM
9. 2026-06-08
   days on market $310,000 Active 510 DOM
10. 2026-06-07
    days on market $310,000 Active 509 DOM
11. 2026-06-07
    days on market $310,000 Active 508 DOM
12. 2026-06-04
    days on market $310,000 Active 505 DOM
13. 2026-06-02
    days on market $310,000 Active 504 DOM
14. 2026-06-01
    days on market $310,000 Active 503 DOM
15. 2026-05-31
    days on market $310,000 Active 502 DOM
16. 2026-05-31
    days on market $310,000 Active 501 DOM
17. 2026-05-18
    price $310,000 656-char remark

    Show marketing remark (656 chars)

    A diamond in the rough. This property has an immense amount of potential just needs some assistance getting it there. Sitting atop . 21 acres in a well maintained subdivision of consistent homes, near schools, town and ocean beaches, this large split level home features 4 bedrooms, 3 bathrooms, 2400+ sq feet and has a cul-de-sac location. 3 of the 4 bedrooms and 2 of the 3 bathrooms are located upstairs. Mid level is the entry level of the home and is the entertaining level with living room, kitchen, dining, and back deck. Downstairs features a large open family room with a pellet stove, laundry room, the final bedroom and bathroom. Drive By Today!

18. 2025-07-09
    price $325,000 656-char remark

    Show marketing remark (656 chars)

    A diamond in the rough. This property has an immense amount of potential just needs some assistance getting it there. Sitting atop . 21 acres in a well maintained subdivision of consistent homes, near schools, town and ocean beaches, this large split level home features 4 bedrooms, 3 bathrooms, 2400+ sq feet and has a cul-de-sac location. 3 of the 4 bedrooms and 2 of the 3 bathrooms are located upstairs. Mid level is the entry level of the home and is the entertaining level with living room, kitchen, dining, and back deck. Downstairs features a large open family room with a pellet stove, laundry room, the final bedroom and bathroom. Drive By Today!

19. 2025-06-09
    price $335,000 656-char remark

    Show marketing remark (656 chars)

    A diamond in the rough. This property has an immense amount of potential just needs some assistance getting it there. Sitting atop . 21 acres in a well maintained subdivision of consistent homes, near schools, town and ocean beaches, this large split level home features 4 bedrooms, 3 bathrooms, 2400+ sq feet and has a cul-de-sac location. 3 of the 4 bedrooms and 2 of the 3 bathrooms are located upstairs. Mid level is the entry level of the home and is the entertaining level with living room, kitchen, dining, and back deck. Downstairs features a large open family room with a pellet stove, laundry room, the final bedroom and bathroom. Drive By Today!

20. 2025-01-14
    listed $350,000 Active 656-char remark

    Show marketing remark (656 chars)

    A diamond in the rough. This property has an immense amount of potential just needs some assistance getting it there. Sitting atop . 21 acres in a well maintained subdivision of consistent homes, near schools, town and ocean beaches, this large split level home features 4 bedrooms, 3 bathrooms, 2400+ sq feet and has a cul-de-sac location. 3 of the 4 bedrooms and 2 of the 3 bathrooms are located upstairs. Mid level is the entry level of the home and is the entertaining level with living room, kitchen, dining, and back deck. Downstairs features a large open family room with a pellet stove, laundry room, the final bedroom and bathroom. Drive By Today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,473 · $289/mo
• Projected year-2 tax: $3,473 · $289/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥71°F today · 27 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: $27,760
• − Mortgage interest: −$17,365
• − Property taxes: −$3,473
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$9,018
• Taxable loss: −$8,087
• Est. tax savings @ 24.0%: +$1,941
• After-tax cash flow: $-659/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 — Crescent City

• Score: 57/100
• State rank: #730
• US rank: #21544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-11.4% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $310,000 DNAORMLS
• 2025-07-09 Price Changed $325,000 DNAORMLS
• 2025-06-09 Price Changed $335,000 DNAORMLS
• 2025-01-14 Listed $350,000 DNAORMLS

Property tax history

+1.9%/yr

Latest (2025): $3,473 · +4.6% YoY. Source: county tax records.