995 Riverside Dr #78 · Rio Dell, CA 95562

$145,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 110 Days on market

Built 2000 ↓ 15% since listing

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Why this score? — see what drove the C+ 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering to pay up to $1,600 of buyers closing costs, and can come furnished. Welcome to this inviting 3 bedroom, 2 bathroom home in Riverside Estates, Rio Dell. Featuring modernized flooring in the kitchen and living room, this home offers a clean, modern touch while maintaining a warm and comfortable feel. The thoughtful floor plan provides great separation of space, a private primary suite, and bright living areas perfect for everyday living. Located in a quiet community near the river and town conveniences, this is an ideal option for buyers seeking affordability without sacrificing comfort

Key facts

• Garage
• Built 2000
• Listed 110 days

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Single family residential home; Located in Riverside Estates mobile home park (Skyline Homes Inc. P202-CT model)
• Construction: Manufactured by Skyline Homes Inc. (model P202-CT)
• Exterior features: Full fenced yard; Concrete road surface; Insulation for energy efficiency

Interior

• Interior features: Double pane windows; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,115 in CA) — a working-class tenant base; expect higher turnover. Watch: crime C-, health & safety C-, cost of living D.
• 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.
• Market conditions: 34 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 7.2

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,698
• Equity at exit: $21,620

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $42,401
• Equity at exit: $12,537

Cash invested: $40,600 (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 95562

• Home prices YoY: -27.9%
• Active inventory: 34
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $459

Break-even live

Break-even rent $1,102

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   status $145,000 Pending 110 DOM
2. 2026-06-09
   days on market $145,000 Active 110 DOM
3. 2026-06-08
   days on market $145,000 Active 109 DOM
4. 2026-06-07
   days on market $145,000 Active 108 DOM
5. 2026-06-07
   days on market $145,000 Active 107 DOM
6. 2026-06-05
   days on market $145,000 Active 106 DOM
7. 2026-06-04
   days on market $145,000 Active 104 DOM
8. 2026-06-02
   days on market $145,000 Active 103 DOM
9. 2026-06-01
   days on market $145,000 Active 102 DOM
10. 2026-05-31
    days on market $145,000 Active 101 DOM
11. 2026-05-31
    days on market $145,000 Active 100 DOM
12. 2026-05-01
    price $145,000
13. 2026-04-01
    price $150,000
14. 2026-03-04
    price $160,000
15. 2026-02-19
    listed $170,000 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: $596 · $50/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$506/yr (+$42/mo · 84.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥83°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,199
• − Mortgage interest: −$8,122
• − Property taxes: −$596
• − Insurance: −$725
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,218
• Taxable income: $3,305
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,718/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 — Rio Dell

• Score: 50/100
• State rank: #1115
• US rank: #25613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Dell, CA
• Population (ZIP): 3,384

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 32% Two or more races 12% Native American 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 2% Iranian 2% Russian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 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: ▼ -87.56%
• Current HPI: 226.26
• 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

-14.7% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $145,000 HAR
• 2026-04-01 Price Changed $150,000 HAR
• 2026-03-04 Price Changed $160,000 HAR
• 2026-02-19 Listed $170,000 HAR

Property tax history

-0.2%/yr

Latest (2025): $596 · +3.2% YoY. Source: county tax records.