120 W Coolidge Ave · Crescent City, CA 95531

$199,000

3 bd · 1.0 ba · 1,806 sqft · SingleFamily public records · 240 Days on market

Built 1958 7,841 sqft lot $110/sqft · 50% below area Est $397k · 50% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.6/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This 4-bedroom, 2-bath home offers approximately 1,800 sq. ft. of potential for the right buyer. Currently red-tagged and boarded up. The seller is actively working to lift the red tag, and code violations are available in the associated documents for review. With some vision and renovation, this property could be brought back to life and made into a great investment or future home.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.1% in Crescent City — 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 57/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A; Watch: cost of living D, schools D-, crime F.
• Del Norte County Unified (town): math 25% / reading 36% proficiency, ranked #1,047 of 1,400 in CA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 55 units permitted in Del Norte County in 2024 (22 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 $6k of value loss. Plan a longer hold.
• Del Norte County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $397,127
• List price: $199,000
• Delta: -49.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Dream St	0.31mi	3/2.0	1,700 (-6%)	2mo	$425,000	$250	70
190 Dream St	0.34mi	3/2.0	1,700 (-6%)	4mo	$412,000	$242	67
1615 Arlington Dr	0.47mi	3/2.0	1,692 (-6%)	1mo	$415,000	$245	63
1670 Arlington Dr	0.53mi	4/2.0 (+1)	1,907 (+6%)	4mo	$485,000	$254	54
1755 Wildwood Ln	0.55mi	3/2.0	1,664 (-8%)	9mo	$378,000	$227	50
1725 Arlington Dr Dr	0.60mi	3/2.0	1,600 (-11%)	1mo	$430,000	$269	48
785 Reddy Ave	0.48mi	3/2.0	1,550 (-14%)	3mo	$434,999	$281	48
1685 Del Mar Rd	0.48mi	3/2.0	1,549 (-14%)	8mo	$355,000	$229	43
135 Fairfax Ct	0.67mi	3/2.0	1,541 (-15%)	1mo	$426,940	$277	39
275 Chevy Chase Way	0.68mi	3/2.0	1,584 (-12%)	7mo	$425,000	$268	38
115 Georgetown Pl	0.63mi	3/2.0	1,544 (-14%)	6mo	$410,000	$266	37
264 Childs Ave	0.53mi	4/2.0 (+1)	1,553 (-14%)	10mo	$405,000	$261	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,704
• Equity at exit: $29,672

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $26,964
• Equity at exit: $17,206

Cash invested: $55,720 (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 95531

• Active inventory: 226
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $402

Break-even live

Break-even rent $1,610

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Calaveras St Crescent City, CA	2.0	1.0	1354	$2,280	$1.68	43d	1	0.43mi
1610 Arlington Dr Crescent City, CA	3.0	2.0	1490	$1,950	$1.31	43d	1	0.49mi

Listing history 18 events

1. 2026-06-19
   days on market $199,000 Active 240 DOM
2. 2026-06-18
   days on market $199,000 Active 239 DOM
3. 2026-06-17
   days on market $199,000 Active 238 DOM
4. 2026-06-16
   days on market $199,000 Active 237 DOM
5. 2026-06-15
   days on market $199,000 Active 236 DOM
6. 2026-06-14
   days on market $199,000 Active 234 DOM
7. 2026-06-12
   days on market $199,000 Active 233 DOM
8. 2026-06-09
   days on market $199,000 Active 230 DOM
9. 2026-06-08
   days on market $199,000 Active 229 DOM
10. 2026-06-07
    days on market $199,000 Active 228 DOM
11. 2026-06-07
    days on market $199,000 Active 227 DOM
12. 2026-06-04
    days on market $199,000 Active 224 DOM
13. 2026-06-02
    days on market $199,000 Active 223 DOM
14. 2026-06-01
    days on market $199,000 Active 222 DOM
15. 2026-05-31
    days on market $199,000 Active 221 DOM
16. 2026-05-31
    days on market $199,000 Active 220 DOM
17. 2026-01-24
    status Active 405-char remark

    Show marketing remark (405 chars)

    Opportunity awaits! This 4-bedroom, 2-bath home offers approximately 1,800 sq. ft. of potential for the right buyer. Currently red-tagged and boarded up. The seller is actively working to lift the red tag, and code violations are available in the associated documents for review. With some vision and renovation, this property could be brought back to life and made into a great investment or future home.

18. 2025-10-19
    listed $199,000 Active 405-char remark

    Show marketing remark (405 chars)

    Opportunity awaits! This 4-bedroom, 2-bath home offers approximately 1,800 sq. ft. of potential for the right buyer. Currently red-tagged and boarded up. The seller is actively working to lift the red tag, and code violations are available in the associated documents for review. With some vision and renovation, this property could be brought back to life and made into a great investment or future home.

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$564/yr (+$47/mo · 59.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥71°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,420
• − Mortgage interest: −$11,147
• − Property taxes: −$948
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$5,789
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $4,416/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: Del Norte County Unified
• NCES district ID: 0610770
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $39,747
• Composite: 28.43/100
• National rank: #12110
• State rank: #1047 of 1400 in CA

Livability — Crescent City

• Score: 57/100
• State rank: #730
• US rank: #21544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent City, CA
• Population (ZIP): 22,491

Population outlook (Del Norte County) Hauer SSP2

• Today (2025): 25,011 people
• By 2030: 24,204 · -3.2%
• By 2040: 22,826 · -8.7%
• By 2050: 21,495 · -14.1%
• By 2075: 18,487 · -26.1%
• By 2100: 16,113 · -35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 20% Two or more races 12% Native American 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Russian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Del Norte

• 2024 margin: R (+16.4) · D 40.4% · R 56.8% · Other 2.8%
• 2008→2024 swing: -9.7pp toward R · 2008: -6.8pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+15.6 2016: R+17.6 2012: R+10.8 2008: R+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.53%
• Current HPI: 148.4819
• 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

2 events — show timeline

• 2026-01-24 Relisted — DNAORMLS
• 2025-10-19 Listed $199,000 DNAORMLS

Property tax history

+0.7%/yr

Latest (2025): $948 · +4.4% YoY. Source: county tax records.