7660 Myrtle Ave #8 · Indianola, CA 95503

$45,000

2 bd · 1.0 ba · 760 sqft · Manufactured · 100 Days on market

Built 1975

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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 +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located in a family park between Arcata and Eureka, this manufactured home has been updated with newer paint inside and out, newer bathroom, flooring, windows, appliances (including a washer and dryer) and a newer roof. It is located in the Freshwater School District. Come take a look and make it yours!

Key facts

• Remodeled bathroom
• Built 1975
• Listed 99 days

Tags

• REMODELED BATHROOM
• FRESHWATER SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Located in Mobile Estates park

Exterior

• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected or available
• Home design: Residential single-family residence
• Construction: Membrane roof; Fleetwood mobile home, Sandpointe model
• Exterior features: Deck; Level site; Park setting; Asphalt/paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 4 rooms
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Has heating
• Interior features: Double pane windows; Insulation (energy efficient)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,322 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, schools F, crime F.
• Market conditions: 160 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $19k; list at $45k implies a 137% gain — meaningful room to come down on a strong offer.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 F-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. 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: 3.47% ✓
• Cap rate: 32.12%
• Cash-on-cash: 92.24%
• DSCR: 5.10
• GRM: 2.4

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: 93.0%
• Equity multiple: 5.32×
• Total profit: $54,388
• Equity at exit: $6,710

10-year hold

• IRR: 95.8%
• Equity multiple: 11.06×
• Total profit: $126,771
• Equity at exit: $3,891

Cash invested: $12,600 (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 95503

• Active inventory: 160
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$11 /mo · $134/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $968

Break-even live

Break-even rent $337

Max offer price $45,000

Occupancy floor 33%

Sensitivity live

Price	-10% $994	-5% $981	+0% $968	+5% $956	+10% $943
Rent	-10% $845	-5% $907	+0% $968	+5% $1,030	+10% $1,092
Rate	-1.0pp $991	-0.5pp $980	base $968	+0.5pp $957	+1.0pp $945

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $45,000 Active 100 DOM
2. 2026-06-19
   days on market $45,000 Active 98 DOM
3. 2026-06-18
   days on market $45,000 Active 97 DOM
4. 2026-06-17
   days on market $45,000 Active 96 DOM
5. 2026-06-16
   days on market $45,000 Active 95 DOM
6. 2026-06-15
   days on market $45,000 Active 94 DOM
7. 2026-06-14
   days on market $45,000 Active 92 DOM
8. 2026-06-13
   days on market $45,000 Active 91 DOM
9. 2026-06-03
   days on market $45,000 Active 88 DOM
10. 2026-06-02
    days on market $45,000 Active 87 DOM
11. 2026-06-01
    days on market $45,000 Active 86 DOM
12. 2026-05-31
    days on market $45,000 Active 85 DOM
13. 2026-05-30
    days on market $45,000 Active 84 DOM
14. 2026-03-08
    listed $45,000 Active
15. 2020-01-10
    soldstatus $19,000 317-char remark

    Show marketing remark (317 chars)

    Conveniently located in a family park between Arcata and Eureka, this manufactured home has been updated with newer paint inside and out, newer bathroom, flooring, windows, appliances (including a washer and dryer) and a newer roof. It is located in the Freshwater School District. Come take a look and make it yours!

16. 2019-07-02
    listed $32,000 317-char remark

    Show marketing remark (317 chars)

    Conveniently located in a family park between Arcata and Eureka, this manufactured home has been updated with newer paint inside and out, newer bathroom, flooring, windows, appliances (including a washer and dryer) and a newer roof. It is located in the Freshwater School District. Come take a look and make it yours!

ⓘ 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: $134 · $11/mo
• Projected year-2 tax: $342 · $28/mo
• Expected delta: +$208/yr (+$17/mo · 154.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,751
• − Mortgage interest: −$2,521
• − Property taxes: −$134
• − Insurance: −$225
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$1,309
• Taxable income: $11,561
• Est. tax owed @ 24.0%: −$2,775
• After-tax cash flow: $8,847/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)

No district data.

Livability — Indianola

• Score: 44/100
• State rank: #1322
• US rank: #26702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indianola, CA
• County: Humboldt County · 88,652 people
• Metro: Eureka-Arcata, CA
• Population (ZIP): 25,054
• Household income: $71,855
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 780.0

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 14% Two or more races 11% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 4% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -268.60%
• Current HPI: 235.5679
• Rent YoY: —
• 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

+40.6% since first listed

3 events — show timeline

• 2026-03-08 Listed $45,000 HAR
• 2020-01-10 Sold (MLS) $19,000 HAR
• 2019-07-02 Listed $32,000 HAR

Property tax history

+18.4%/yr

Latest (2025): $134 · +3.3% YoY. Source: county tax records.