1522 Crown Dr · Fortuna, CA 95540

$34,000

1 bd · 1.0 ba · 624 sqft · SingleFamily · 6 Days on market

Built 1973 Good condition Est $37k · 8% 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 +30.0/30.0
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sunny, quiet, and easy! Welcome to this beautifully situated manufactured home in Royal Crest Mobile Estates senior park, located right around the corner from a vista point with breathtaking views of the Eel River Valley. This 1 bedroom, 1 bathroom home offers an extremely efficient floor plan allowing for a low maintenance lifestyle to meet your needs for an affordable price. There are conveniently enclosed exterior laundry hookups, low maintenance bark landscaping, and a beautiful patio for outdoor living. Amenities include fresh interior paint, new luxury vinyl plank flooring, beautiful butcher block countertops, a brand new fridge, and a walk in tub. The home has a brand new water heate

Key facts

• Beautiful patio
• Manufactured home
• Brand new fridge

Tags

• MANUFACTURED HOME
• ROYAL CREST MOBILE ESTATES
• BEAUTIFUL PATIO
• FRESH INTERIOR PAINT
• BUTCHER BLOCK COUNTERTOPS
• BRAND NEW FRIDGE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected/available; Phone available
• Home design: Residential single family home; Single-story (mobile/manufactured home model Hillcrest Champion); Located in Royal Crest M.E. park
• Construction: Other roof
• Exterior features: Patio; Porch; Partial fencing; Level and rolling slope lot; Asphalt/paved road

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 total rooms
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Has view
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $34k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Cap rate 29.9% vs local median 2.4% in Fortuna — 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 69/100 on livability (#246 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A-; Watch: employment D+, amenities F, cost of living F.
• 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.
• Zoned schools: Linell K. Walker Elementary (math 17% / reading 27%, grade F, #1,179 of 1,571 statewide, top 78%, 294 students, 82% FRL); Fortuna Middle (math 10% / reading 24%, grade F, #443 of 498 statewide, top 90%, 237 students, 80% FRL); Fortuna Union High (math 12% / reading 37%, grade F, #826 of 1,170 statewide, top 80%, 830 students, 47% FRL).
• Market conditions: 110 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 $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $34,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.37% ✓
• Cap rate: 29.94%
• Cash-on-cash: 84.47%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $36,816
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Imperial Way	0.15mi	2/— (+1)	672 (+8%)	2mo	$30,000	$45	73
1575 Princess Ln #1575	0.06mi	1/1.0	660 (+6%)	23mo	$42,400	$64	68
1579 Imperial Way	0.13mi	1/1.0	576 (-8%)	21mo	$34,000	$59	64
1574 Queens Row #52	0.09mi	1/1.0	550 (-12%)	15mo	$27,000	$49	64

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: 84.9%
• Equity multiple: 4.91×
• Total profit: $37,189
• Equity at exit: $5,070

10-year hold

• IRR: 88.1%
• Equity multiple: 10.18×
• Total profit: $87,412
• Equity at exit: $2,940

Cash invested: $9,520 (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 95540

• Active inventory: 110
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $670

Break-even live

Break-even rent $297

Max offer price $34,000

Occupancy floor 37%

Sensitivity live

Price	-10% $694	-5% $682	+0% $670	+5% $658	+10% $647
Rent	-10% $580	-5% $625	+0% $670	+5% $715	+10% $761
Rate	-1.0pp $687	-0.5pp $679	base $670	+0.5pp $661	+1.0pp $652

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   statusdays on market $34,000 Pending 6 DOM
2. 2026-06-19
   days on market $34,000 Active 4 DOM
3. 2026-06-18
   days on market $34,000 Active 3 DOM
4. 2026-06-17
   days on market $34,000 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $34,000 Active 1 DOM

ⓘ 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 2/10 Low 7 d/yr ≥84°F today · 17 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: $13,748
• − Mortgage interest: −$1,905
• − Property taxes: −$510
• − Insurance: −$170
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$989
• Taxable income: $7,975
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $6,128/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

Good 75/100 Cosmetic rehab

This single-family home in Royal Crest Mobile Estates is in good condition with recent updates, making it a great investment for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal
• Both Install new outdoor furniture — Enhances outdoor living space and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Install new outdoor furniture — Enhances outdoor living space and value ↑

ⓘ 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: 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 — Fortuna

• Score: 69/100
• State rank: #246
• US rank: #8234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fortuna, CA
• City population: 14,641
• Population (ZIP): 14,641

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 12% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1% Chinese 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: ▼ -232.72%
• Current HPI: 236.0203
• 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

1 event — show timeline

• 2026-06-13 Listed $34,000 HAR