540 Keller Ave · Crescent City, CA 95531

$270,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 179 Days on market

Built 1948 4,792 sqft lot $214/sqft · 6% below area Est $286k · 6% under ↓ 7% since listing

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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 +14.0/30.0
• ARV discount +10.1/15.0
• DSCR +4.2/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort and coastal living in this inviting single-family 2 bed, 1bath home nestled in a quiet residential neighborhood of Crescent City. This home is about 1,260 sq. ft. Located on desirable Keller Avenue, this property offers easy access to the rugged beauty of Northern California's coastline, just minutes from pristine beaches, the historic Battery Point Lighthouse, and the majestic ancient redwoods of Jedediah Smith Redwoods State Park. Ideal for first-time buyers, retirees, or anyone seeking a peaceful escape, this home features classic mid-century charm with potential for personalization. Enjoy the mild coastal climate, nearby ocean views, and endless outdoor adventures—from beachcombing and whale watching to hiking ancient forest trails. Conveniently close to local amenities, schools, and Highway 101 for easy travel. Don't miss this opportunity to own a slice of Del Norte County's natural paradise—schedule your showing today!

Key facts

• Minutes from beaches
• Mild coastal climate
• Nearby ocean views

Tags

• QUIET RESIDENTIAL NEIGHBORHOOD
• EASY ACCESS TO COASTLINE
• MINUTES FROM BEACHES
• MAJESTIC ANCIENT REDWOODS
• MILD COASTAL CLIMATE
• NEARBY OCEAN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $33 ($393/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.4% below list).
• Recommended offer: $207k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 179 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,788 (23.4% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $286,310
• List price: $270,000
• Delta: -5.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Fresno St	0.14mi	3/2.0 (+1)	1,306 (+4%)	3mo	$320,000	$245	76
696 Cooper Ave	0.18mi	3/2.0 (+1)	1,306 (+4%)	5mo	$294,900	$226	72
469 Murphy Ave	0.10mi	3/2.0 (+1)	1,100 (-13%)	4mo	$145,000	$132	62
171 E Cooper Ave	0.33mi	2/2.0	1,342 (+6%)	10mo	$295,000	$220	61
855 G St	0.64mi	3/1.0 (+1)	1,199 (-5%)	5mo	$220,000	$183	53
250 Grand Ave	0.60mi	3/1.0 (+1)	1,204 (-4%)	10mo	$320,000	$266	51
180 Grand Ave	0.58mi	3/1.0 (+1)	1,159 (-8%)	5mo	$340,000	$293	51
373 Grant Ave	0.41mi	3/2.0 (+1)	1,400 (+11%)	3mo	$280,000	$200	51
407 Glenn St	0.24mi	3/2.0 (+1)	1,095 (-13%)	10mo	$339,000	$310	50
845 G St	0.65mi	2/1.5	1,140 (-10%)	3mo	$270,000	$237	50
1382 California St	0.56mi	3/2.0 (+1)	1,344 (+7%)	7mo	$325,000	$242	48
1210 Douglas St	0.68mi	3/2.0 (+1)	1,430 (+14%)	6mo	$250,000	$175	32

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-41,798
• Equity at exit: $40,258

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-34,246
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,068 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $33

Break-even live

Break-even rent $2,026

Max offer price $270,000

Occupancy floor 93%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.09mi
911 Pacific Ave Crescent City, CA	2.0–3.0	1.5–2.0	1050	$1,200	$1.14	43d	1	0.39mi
1610 Arlington Dr Crescent City, CA	3.0	2.0	1490	$1,950	$1.31	43d	1	0.82mi

Listing history 19 events

1. 2026-06-19
   days on market $270,000 Active 179 DOM
2. 2026-06-18
   days on market $270,000 Active 178 DOM
3. 2026-06-17
   days on market $270,000 Active 177 DOM
4. 2026-06-16
   days on market $270,000 Active 176 DOM
5. 2026-06-15
   days on market $270,000 Active 175 DOM
6. 2026-06-14
   days on market $270,000 Active 173 DOM
7. 2026-06-12
   days on market $270,000 Active 172 DOM
8. 2026-06-09
   days on market $270,000 Active 169 DOM
9. 2026-06-08
   days on market $270,000 Active 168 DOM
10. 2026-06-07
    days on market $270,000 Active 167 DOM
11. 2026-06-07
    days on market $270,000 Active 166 DOM
12. 2026-06-04
    days on market $270,000 Active 163 DOM
13. 2026-06-02
    days on market $270,000 Active 162 DOM
14. 2026-06-01
    days on market $270,000 Active 161 DOM
15. 2026-05-31
    days on market $270,000 Active 160 DOM
16. 2026-05-31
    days on market $270,000 Active 159 DOM
17. 2026-05-07
    price $270,000 988-char remark

    Show marketing remark (988 chars)

    Discover the perfect blend of comfort and coastal living in this inviting single-family 2 bed, 1bath home nestled in a quiet residential neighborhood of Crescent City. This home is about 1,260 sq. ft. Located on desirable Keller Avenue, this property offers easy access to the rugged beauty of Northern California's coastline, just minutes from pristine beaches, the historic Battery Point Lighthouse, and the majestic ancient redwoods of Jedediah Smith Redwoods State Park. Ideal for first-time buyers, retirees, or anyone seeking a peaceful escape, this home features classic mid-century charm with potential for personalization. Enjoy the mild coastal climate, nearby ocean views, and endless outdoor adventures—from beachcombing and whale watching to hiking ancient forest trails. Conveniently close to local amenities, schools, and Highway 101 for easy travel. Don't miss this opportunity to own a slice of Del Norte County's natural paradise—schedule your showing today!

18. 2026-04-02
    price $250,000 988-char remark

    Show marketing remark (988 chars)

    Discover the perfect blend of comfort and coastal living in this inviting single-family 2 bed, 1bath home nestled in a quiet residential neighborhood of Crescent City. This home is about 1,260 sq. ft. Located on desirable Keller Avenue, this property offers easy access to the rugged beauty of Northern California's coastline, just minutes from pristine beaches, the historic Battery Point Lighthouse, and the majestic ancient redwoods of Jedediah Smith Redwoods State Park. Ideal for first-time buyers, retirees, or anyone seeking a peaceful escape, this home features classic mid-century charm with potential for personalization. Enjoy the mild coastal climate, nearby ocean views, and endless outdoor adventures—from beachcombing and whale watching to hiking ancient forest trails. Conveniently close to local amenities, schools, and Highway 101 for easy travel. Don't miss this opportunity to own a slice of Del Norte County's natural paradise—schedule your showing today!

19. 2025-12-23
    listed $290,000 Active 988-char remark

    Show marketing remark (988 chars)

    Discover the perfect blend of comfort and coastal living in this inviting single-family 2 bed, 1bath home nestled in a quiet residential neighborhood of Crescent City. This home is about 1,260 sq. ft. Located on desirable Keller Avenue, this property offers easy access to the rugged beauty of Northern California's coastline, just minutes from pristine beaches, the historic Battery Point Lighthouse, and the majestic ancient redwoods of Jedediah Smith Redwoods State Park. Ideal for first-time buyers, retirees, or anyone seeking a peaceful escape, this home features classic mid-century charm with potential for personalization. Enjoy the mild coastal climate, nearby ocean views, and endless outdoor adventures—from beachcombing and whale watching to hiking ancient forest trails. Conveniently close to local amenities, schools, and Highway 101 for easy travel. Don't miss this opportunity to own a slice of Del Norte County's natural paradise—schedule your showing today!

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$1,182/yr (+$99/mo · 136.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 9 d/yr ≥71°F today · 29 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: $24,815
• − Mortgage interest: −$15,124
• − Property taxes: −$870
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$7,855
• Taxable loss: −$4,354
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $1,438/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

• 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

-6.9% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $270,000 DNAORMLS
• 2026-04-02 Price Changed $250,000 DNAORMLS
• 2025-12-23 Listed $290,000 DNAORMLS

Property tax history

+1.9%/yr

Latest (2025): $870 · +5.6% YoY. Source: county tax records.