6092-6094 Avalon Dr · Pine Hills, CA 95503

$279,000

2 bd · 1.0 ba · 736 sqft · Other public records · 26 Days on market

Built 1954 9,147 sqft lot ↓ 22% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

CONTRACTOR SPECIAL. Motivated Seller! Located in Sunny Cute near Ridgewood Elementary, this property has two cottages on an oversized lot that is nearly a quarter acre. Both homes are fixers full of potential. The front cottage has two bedrooms and one bathroom and is vacant and needs extensive repairs. The back unit has two bedrooms and two bathrooms with a long term tenant paying $1150 p/mo. It mostly needs foundation work and pest work. This property is perfect for investors or homeowners looking for a project property where you can live in one and rent the other.

Key facts

• Oversized lot
• Two cottages
• 9,147 sq ft lot

Tags

• TWO COTTAGES
• OVERSIZED LOT
• FIXERS FULL OF POTENTIAL

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: Some units show actual rent (examples: $1,150 listed for certain 2-bedroom units)

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; One level
• Construction: Frame construction with aluminum and wood siding; Membrane roof; Pillar/post/pier foundation; Built on a 0.21-acre irregular lot
• Exterior features: Deck; Partial fencing; Outbuilding; Level lot; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Multiple 2-bedroom units (several units are 2-bedroom)
• Flooring: Carpet; Vinyl
• Bathrooms: Combination of 1- and 2-bath units
• Heating & cooling: Wall furnace (heating present)
• Interior features: Eat-in kitchen; Cathedral ceilings; Vaulted ceilings; Living room fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $279k.

Deal economics

• At list price, monthly cash flow is $-448 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (44.5% below list).
• Recommended offer: $155k (44.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#949 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B; Watch: health & safety C-, employment D+, amenities F.
• Cutten Elementary (town): math 43% / reading 52% proficiency, ranked #499 of 1,400 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridgewood Elementary (240 students, 44% FRL).
• 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,808 (44.5% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.55% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 15.0

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: -28.3%
• Equity multiple: 0.05×
• Total profit: $-73,848
• Equity at exit: $41,600

10-year hold

• IRR: -27.7%
• Equity multiple: -0.30×
• Total profit: $-101,557
• Equity at exit: $24,123

Cash invested: $78,120 (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: 15.0×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-448

Break-even live

Break-even rent $2,115

Max offer price $199,942

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-369	+0% $-448	+5% $-526	+10% $-605
Rent	-10% $-570	-5% $-509	+0% $-448	+5% $-386	+10% $-325
Rate	-1.0pp $-307	-0.5pp $-377	base $-448	+0.5pp $-520	+1.0pp $-593

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $279,000 Active 26 DOM
2. 2026-06-19
   days on market $279,000 Active 24 DOM
3. 2026-06-18
   days on market $279,000 Active 23 DOM
4. 2026-06-17
   days on market $279,000 Active 22 DOM
5. 2026-06-16
   days on market $279,000 Active 21 DOM
6. 2026-06-15
   days on market $279,000 Active 20 DOM
7. 2026-06-14
   days on market $279,000 Active 18 DOM
8. 2026-06-13
   days on market $279,000 Active 17 DOM
9. 2026-06-10
   days on market $279,000 Active 15 DOM
10. 2026-06-09
    days on market $279,000 Active 14 DOM
11. 2026-06-08
    days on market $279,000 Active 13 DOM
12. 2026-06-07
    days on market $279,000 Active 12 DOM
13. 2026-06-03
    days on market $279,000 Active 8 DOM
14. 2026-06-02
    days on market $279,000 Active 7 DOM
15. 2026-06-01
    days on market $279,000 Active 6 DOM
16. 2026-05-31
    days on market $279,000 Active 5 DOM
17. 2026-05-30
    days on market $279,000 Active 4 DOM
18. 2026-05-26
    listed $279,000 Active
19. 2026-05-05
    status Active
20. 2026-04-23
    status Pending
21. 2026-04-12
    listed $289,000 Active
22. 2025-08-14
    price $339,900
23. 2025-06-16
    price $349,900
24. 2025-04-10
    listed $359,900 Active

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$1,026/yr (+$86/mo · 93.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 20 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: $18,577
• − Mortgage interest: −$15,628
• − Property taxes: −$1,094
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$8,116
• Taxable loss: −$10,629
• Est. tax savings @ 24.0%: +$2,551
• After-tax cash flow: $-2,819/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: Cutten Elementary
• NCES district ID: 0610380
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,647
• Composite: 42.97/100
• National rank: #6675
• State rank: #499 of 1400 in CA

Livability — Pine Hills

• Score: 53/100
• State rank: #949
• US rank: #24425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, 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

-22.5% since first listed

7 events — show timeline

• 2026-05-26 Listed $279,000 HAR
• 2026-05-05 Relisted — HAR
• 2026-04-23 Pending — HAR
• 2026-04-12 Listed $289,000 HAR
• 2025-08-14 Price Changed $339,900 HAR
• 2025-06-16 Price Changed $349,900 HAR
• 2025-04-10 Listed $359,900 HAR

Property tax history

+2.2%/yr

Latest (2025): $1,094 · -1.8% YoY. Source: county tax records.