121464 U.s. 101 None · Orick, CA 95555

$210,000

3 bd · None ba · 1,370 sqft · MultiFamily · 21 Days on market

Built 1952 Poor condition 10,018 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Income potential! The house is a 3 bedroom, 1 1/2 bath with a good size kitchen and living room. The commercial building is configured to be a five unit apartment building and has a roof that is only 4 years old. The potential is here for a steady cash flow.

Key facts

• Good size kitchen
• 0.23 acre lot
• Built 1952

Tags

• GOOD SIZE KITCHEN
• FIVE UNIT APARTMENT BUILDING
• ROOF ONLY 4 YEARS OLD

Property features AI

Finance

• Other: Zoning listed as commercial

Exterior

• Utilities: Public water; Private sewer
• Home design: Single-family residence; One level
• Construction: Frame construction; Block foundation; Shingle roof; Built on approximately 0.23-acre irregular lot
• Exterior features: Partial fencing; Gravel road access

Interior

• Heating & cooling: Baseboard heating
• Interior features: Total of 5 rooms; Baseboard heating

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath multifamily listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,002 in CA) — a working-class tenant base; expect higher turnover. Watch: cost of living C-, health & safety C-, crime F.
• Orick Elementary (rural): math 0% / reading 0% proficiency, ranked #1,389 of 1,400 in CA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Orick Elementary (math 10% / reading 50%, 10 students, 100% FRL); Mckinleyville High (math 10% / reading 50%, grade F, #723 of 1,170 statewide, top 64%, 556 students, 51% FRL) — zoned schools at 75% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 0% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Orick Elementary average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 4 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,850 (1.5% below list)

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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.64% ✓
• Cap rate: 23.01%
• Cash-on-cash: 59.72%
• DSCR: 3.66
• GRM: 3.2

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: 64.6%
• Equity multiple: 4.60×
• Total profit: $211,748
• Equity at exit: $94,425

10-year hold

• IRR: 64.1%
• Equity multiple: 9.38×
• Total profit: $492,764
• Equity at exit: $145,520

Cash invested: $58,800 (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 95555

• Active inventory: 4
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $5,541 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,164
• Net cashflow: $2,926

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 42%

Sensitivity live

Price	-10% $3,071	-5% $2,999	+0% $2,926	+5% $2,854	+10% $2,781
Rent	-10% $2,488	-5% $2,707	+0% $2,926	+5% $3,145	+10% $3,364
Rate	-1.0pp $3,032	-0.5pp $2,980	base $2,926	+0.5pp $2,872	+1.0pp $2,816

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1.5	$5,540
Total (5 units)			$5,541

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $210,000 Active 21 DOM
2. 2026-06-21
   days on market $210,000 Active 20 DOM
3. 2026-06-19
   days on market $210,000 Active 18 DOM
4. 2026-06-18
   days on market $210,000 Active 17 DOM
5. 2026-06-17
   days on market $210,000 Active 16 DOM
6. 2026-06-16
   days on market $210,000 Active 15 DOM
7. 2026-06-15
   days on market $210,000 Active 14 DOM
8. 2026-06-14
   days on market $210,000 Active 12 DOM
9. 2026-06-12
   days on market $210,000 Active 11 DOM
10. 2026-06-10
    days on market $210,000 Active 9 DOM
11. 2026-06-09
    days on market $210,000 Active 8 DOM
12. 2026-06-08
    days on market $210,000 Active 7 DOM
13. 2026-06-07
    days on market $210,000 Active 6 DOM
14. 2026-06-05
    days on market $210,000 Active 4 DOM
15. 2026-06-05
    days on market $210,000 Active 3 DOM
16. 2026-06-03
    days on market $210,000 Active 2 DOM
17. 2026-06-01
    remarks 259-char remark
18. 2026-06-01
    listed $210,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $66,492
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$5,319
• − Management: −$5,319
• − Depreciation: −$6,109
• Taxable income: $33,781
• Est. tax owed @ 24.0%: −$8,107
• After-tax cash flow: $27,006/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including landscaping and exterior updates, to improve its resale and rental value.

Repairs flagged

• Major landscaping — Overgrown vegetation and unkempt lawn
• Major exterior siding — General lack of maintenance and overgrown vegetation
• Major interior walls and paint — No visible condition

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and rental potential
• Both Interior painting and updates — Enhances interior aesthetics and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown vegetation and unkempt lawn	Major	$15,000–50,000
exterior siding · General lack of maintenance and overgrown vegetation	Major	$15,000–50,000
interior walls and paint · No visible condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and rental potential ↑
• Both Interior painting and updates — Enhances interior aesthetics and rental appeal ↑

ⓘ 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: Orick Elementary
• NCES district ID: 0628830
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 0% ▬ 0.00%
• Median HH income: $38,017
• Composite: 4.25/100
• National rank: #15032
• State rank: #1389 of 1400 in CA

Livability — Orick

• Score: 52/100
• State rank: #1002
• US rank: #24838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orick, CA
• Population (ZIP): 349

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 0.66)
• Race & ethnicity: White 58% Two or more races 29% Hispanic / Latino 8% Native American 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 13% Portuguese 5% Lithuanian 5%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 2%

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: —
• Current HPI: —
• 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

• 2026-06-01 Listed $210,000 HAR