2048 Appaloosa Ln · Arcata, CA 95521

$125,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured · 86 Days on market

Built 1969 Fair condition

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Accepted contingent offer with seller right to cancel with 2 days notice from offer acceptance. Looking for move in ready? This warm and bright home has a long list of upgrades including but not limited to carpets, windows, porch and deck, beautiful wood ceilings with recessed lighting in the large bedrooms, and a two-sink vanity in the updated primary bathroom with a granite top. Be the first to enjoy the soft close cabinets, large single bay sink with new faucet and stunning butcher block tops in the bright kitchen. An Aluma Foam roof was installed in 2020, and a tie down system has been installed.

Key facts

• South facing living
• Wood ceilings
• Recessed lighting

Tags

• SOUTH FACING LIVING
• LARGE WALK-IN CLOSETS
• WOOD CEILINGS
• RECESSED LIGHTING
• OUTDOOR STORAGE SHED
• PARTIALLY WIND-BLOCKED CARPORT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected or available
• Home design: Residential single-family home; Single-story (mobile home within park); Located in Lazy J Ranch; Kenwood make
• Construction: Aluminum siding; Other roof
• Exterior features: Deck; Porch; Level lot; Concrete and paved road access; Publicly maintained road; Insulation (energy efficient)

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Refrigerator; Range hood
• Bedrooms: 6 total rooms
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating; Has heating
• Interior features: Built-in features; Double-pane windows
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.9% in Arcata — 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 68/100 on livability (#275 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, schools A-; Watch: housing C-, crime D-, commute F.
• Pacific Union Elementary (town): math 40% / reading 53% proficiency, ranked #560 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.1%/yr); 82 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 + 8.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.26×
• Total profit: $9,108
• Equity at exit: $18,638

10-year hold

• IRR: 19.9%
• Equity multiple: 3.10×
• Total profit: $73,391
• Equity at exit: $10,808

Cash invested: $35,000 (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 95521

• Rents YoY: 8.1%
• Active inventory: 82
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $328

Break-even live

Break-even rent $1,178

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $414	-5% $371	+0% $328	+5% $285	+10% $241
Rent	-10% $202	-5% $265	+0% $328	+5% $391	+10% $454
Rate	-1.0pp $391	-0.5pp $360	base $328	+0.5pp $295	+1.0pp $263

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 86 DOM
2. 2026-06-19
   days on market $125,000 Active 84 DOM
3. 2026-06-18
   days on market $125,000 Active 83 DOM
4. 2026-06-17
   days on market $125,000 Active 82 DOM
5. 2026-06-16
   days on market $125,000 Active 81 DOM
6. 2026-06-15
   days on market $125,000 Active 80 DOM
7. 2026-06-14
   days on market $125,000 Active 78 DOM
8. 2026-06-13
   days on market $125,000 Active 77 DOM
9. 2026-06-10
   days on market $125,000 Active 75 DOM
10. 2026-06-09
    days on market $125,000 Active 74 DOM
11. 2026-06-08
    days on market $125,000 Active 73 DOM
12. 2026-06-07
    days on market $125,000 Active 72 DOM
13. 2026-06-05
    days on market $125,000 Active 69 DOM
14. 2026-06-03
    days on market $125,000 Active 68 DOM
15. 2026-06-02
    days on market $125,000 Active 67 DOM
16. 2026-06-01
    days on market $125,000 Active 66 DOM
17. 2026-05-31
    days on market $125,000 Active 65 DOM
18. 2026-05-30
    days on market $125,000 Active 64 DOM
19. 2026-03-27
    listed $125,000 Active
20. 2025-06-25
    soldstatus $125,000 Closed 607-char remark

    Show marketing remark (607 chars)

    Accepted contingent offer with seller right to cancel with 2 days notice from offer acceptance. Looking for move in ready? This warm and bright home has a long list of upgrades including but not limited to carpets, windows, porch and deck, beautiful wood ceilings with recessed lighting in the large bedrooms, and a two-sink vanity in the updated primary bathroom with a granite top. Be the first to enjoy the soft close cabinets, large single bay sink with new faucet and stunning butcher block tops in the bright kitchen. An Aluma Foam roof was installed in 2020, and a tie down system has been installed.

21. 2025-05-22
    status Pending 607-char remark

    Show marketing remark (607 chars)

    Accepted contingent offer with seller right to cancel with 2 days notice from offer acceptance. Looking for move in ready? This warm and bright home has a long list of upgrades including but not limited to carpets, windows, porch and deck, beautiful wood ceilings with recessed lighting in the large bedrooms, and a two-sink vanity in the updated primary bathroom with a granite top. Be the first to enjoy the soft close cabinets, large single bay sink with new faucet and stunning butcher block tops in the bright kitchen. An Aluma Foam roof was installed in 2020, and a tie down system has been installed.

22. 2024-09-30
    price $139,000 607-char remark

    Show marketing remark (607 chars)

    Accepted contingent offer with seller right to cancel with 2 days notice from offer acceptance. Looking for move in ready? This warm and bright home has a long list of upgrades including but not limited to carpets, windows, porch and deck, beautiful wood ceilings with recessed lighting in the large bedrooms, and a two-sink vanity in the updated primary bathroom with a granite top. Be the first to enjoy the soft close cabinets, large single bay sink with new faucet and stunning butcher block tops in the bright kitchen. An Aluma Foam roof was installed in 2020, and a tie down system has been installed.

23. 2024-09-03
    listed $149,900 Active 607-char remark

    Show marketing remark (607 chars)

    Accepted contingent offer with seller right to cancel with 2 days notice from offer acceptance. Looking for move in ready? This warm and bright home has a long list of upgrades including but not limited to carpets, windows, porch and deck, beautiful wood ceilings with recessed lighting in the large bedrooms, and a two-sink vanity in the updated primary bathroom with a granite top. Be the first to enjoy the soft close cabinets, large single bay sink with new faucet and stunning butcher block tops in the bright kitchen. An Aluma Foam roof was installed in 2020, and a tie down system has been installed.

24. 2021-11-16
    soldstatus $50,000 325-char remark

    Show marketing remark (325 chars)

    Retro Mobile Home in a highly desirable senior park. This move in ready two bedroom two bath home has multiple upgrades throughout. The updates include a new deck, porch, dual pane windows, vinyl skirting and tie down systems. An Aluma Foam roof was installed last year with a 20 year warranty. This will go fast, call today!

25. 2021-10-22
    listed $45,000 325-char remark

    Show marketing remark (325 chars)

    Retro Mobile Home in a highly desirable senior park. This move in ready two bedroom two bath home has multiple upgrades throughout. The updates include a new deck, porch, dual pane windows, vinyl skirting and tie down systems. An Aluma Foam roof was installed last year with a 20 year warranty. This will go fast, call today!

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥72°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,111
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$3,636
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,426/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include updating the wallpaper, replacing carpeted floors, and painting the exterior siding.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wallpaper in bedrooms — dated and could be replaced

Value-add opportunities

• Both update wallpaper in bedrooms — enhances curb appeal and interior aesthetics
• Both replace carpeted floors with hardwood or tile — increases both resale and rental value
• Both paint exterior siding — enhances curb appeal and exterior appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wallpaper in bedrooms · dated and could be replaced	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update wallpaper in bedrooms — enhances curb appeal and interior aesthetics ↑
• Both replace carpeted floors with hardwood or tile — increases both resale and rental value ↑
• Both paint exterior siding — enhances curb appeal and exterior appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pacific Union Elementary
• NCES district ID: 0629430
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $40,146
• Composite: 41.08/100
• National rank: #7442
• State rank: #560 of 1400 in CA

Livability — Arcata

• Score: 68/100
• State rank: #275
• US rank: #9258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcata, CA
• County: Humboldt County · 88,652 people
• City population: 21,980
• Metro: Eureka-Arcata, CA
• Population (ZIP): 21,980
• Household income: $53,114
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 2139.0

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 15% Two or more races 13% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Russian 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 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: ▼ -373.51%
• Current HPI: 208.5938
• Rent YoY: ▲ 8.08%
• 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

+177.8% since first listed

7 events — show timeline

• 2026-03-27 Listed $125,000 HAR
• 2025-06-25 Sold (MLS) $125,000 HAR
• 2025-05-22 Pending — HAR
• 2024-09-30 Price Changed $139,000 HAR
• 2024-09-03 Listed $149,900 HAR
• 2021-11-16 Sold (MLS) $50,000 HAR
• 2021-10-22 Listed $45,000 HAR