1624/1630 Dean St · Eureka, CA 95501

$619,000

3 bd · 1.0 ba · 1,328 sqft · MultiFamily · 10 Days on market

Built 1998 Fair condition 0.25 ac lot

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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).

• Cash flow +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Two homes on one lot--an ideal setup for multi-generational living or added rental potential! Located in close proximity to hospital. The main residence offers 1,328 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a bright solarium and solar tubes throughout that fill the home with natural light. An attached 2-car garage provides convenience and ample storage. The second home is 676 sq. ft. with 2 bedrooms and 1 bathroom, also including its own attached 2-car garage--perfect for extended family, guests, or income opportunities.

Key facts

• Attached garage
• Solar tubes
• Bright solarium

Tags

• MULTI-GENERATIONAL LIVING
• ADDED RENTAL POTENTIAL
• CLOSE PROXIMITY TO HOSPITAL
• BRIGHT SOLARIUM
• SOLAR TUBES
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: 4-car garage spaces; Paved parking; RV access/parking
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected / available
• Home design: Single-family residence; One level; Residential property
• Construction: Frame construction with vertical siding; Shingle roof; Slab foundation; Built with added insulation
• Exterior features: Partial fencing; Level lot; Publicly maintained paved concrete road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Master downstairs
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Breakfast bar; Master suite on the main level; Double-pane windows
• Laundry & utility: Washer hookup in garage; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $619k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $619k).
• Cap rate 7.8% vs local median 3.0% in Eureka — 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 59/100 on livability (#630 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, amenities A-; Watch: crime F, commute F, employment F.
• Eureka City Schools (town): math 19% / reading 29% proficiency, ranked #435 of 517 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.6%/yr); 101 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).
• At $6,389/mo this rent would consume 142% of the median local household income ($54k/yr) (locally 1826% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $619,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $354,576
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 John Hill Rd	0.53mi	4/2.0 (+1)	1,500 (+13%)	23mo	$400,000	$267	26

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-53,693
• Equity at exit: $92,295

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $6,580
• Equity at exit: $53,520

Cash invested: $173,320 (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 95501

• Rents YoY: 2.6%
• Active inventory: 101
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $6,389 medium
• Mortgage (P&I): −$3,246
• Tax est. 1.5%: −$774 /mo · $9,285/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,342
• Net cashflow: $770

Break-even live

Break-even rent $5,415

Max offer price $619,000

Occupancy floor 83%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$6,388
Total (4 units)			$6,389

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-29
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Two homes on one lot--an ideal setup for multi-generational living or added rental potential! Located in close proximity to hospital. The main residence offers 1,328 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a bright solarium and solar tubes throughout that fill the home with natural light. An attached 2-car garage provides convenience and ample storage. The second home is 676 sq. ft. with 2 bedrooms and 1 bathroom, also including its own attached 2-car garage--perfect for extended family, guests, or income opportunities.

2. 2026-04-28
   status Pending
3. 2026-04-18
   listed $619,000 Active 536-char remark

   Show marketing remark (536 chars)

   Two homes on one lot--an ideal setup for multi-generational living or added rental potential! Located in close proximity to hospital. The main residence offers 1,328 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a bright solarium and solar tubes throughout that fill the home with natural light. An attached 2-car garage provides convenience and ample storage. The second home is 676 sq. ft. with 2 bedrooms and 1 bathroom, also including its own attached 2-car garage--perfect for extended family, guests, or income opportunities.

4. 2026-04-18
   listed $619,000 Active

   Show marketing remark (536 chars)

   Two homes on one lot--an ideal setup for multi-generational living or added rental potential! Located in close proximity to hospital. The main residence offers 1,328 sq. ft. with 3 bedrooms and 2 bathrooms, featuring a bright solarium and solar tubes throughout that fill the home with natural light. An attached 2-car garage provides convenience and ample storage. The second home is 676 sq. ft. with 2 bedrooms and 1 bathroom, also including its own attached 2-car garage--perfect for extended family, guests, or income opportunities.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥72°F today · 21 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: $76,668
• − Mortgage interest: −$34,674
• − Property taxes: −$9,285
• − Insurance: −$3,095
• − Repairs & maintenance: −$6,133
• − Management: −$6,133
• − Depreciation: −$18,007
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $9,393/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires extensive repairs, particularly to the roof and exterior siding, which significantly impact its condition and curb appeal. Immediate repairs are needed to improve its value and marketability.

Repairs flagged

• Major roof — Significant damage and leaks are visible in the independent aerial image.
• Major exterior siding — The independent image shows extensive damage to the siding, indicating a major repair is needed.

Value-add opportunities

• Both repair roof — Repairing the roof would significantly improve the home's condition and curb appeal, enhancing both resale and rental value.
• Both repair exterior siding — Repairing the siding would improve the home's appearance and increase its marketability for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and leaks are visible in the independent aerial image.	Major	$15,000–50,000
exterior siding · The independent image shows extensive damage to the siding, indicating a major repair is needed.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair roof — Repairing the roof would significantly improve the home's condition and curb appeal, enhancing both resale and rental value. ↑
• Both repair exterior siding — Repairing the siding would improve the home's appearance and increase its marketability for both resale and rental purposes. ↑

ⓘ 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: Eureka City Schools
• NCES district ID: 0600052
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $39,249
• Composite: 20.16/100
• National rank: #8633
• State rank: #435 of 517 in CA

Livability — Eureka

• Score: 59/100
• State rank: #630
• US rank: #19902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eureka, CA
• County: Humboldt County · 88,652 people
• City population: 47,944
• Metro: Eureka-Arcata, CA
• Population (ZIP): 22,890
• Household income: $54,137
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1826.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 12% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 9% Other Asian/Pacific 2% Other Indo-European 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: ▼ -279.38%
• Current HPI: 236.9255
• Rent YoY: ▲ 2.61%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — HAR
• 2026-04-28 Pending — HAR
• 2026-04-18 Listed $619,000 HAR
• 2026-04-18 Listed $619,000 HAR