72 W Coast Dr #5 · Redway, CA 95560

$118,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 83 Days on market

Built 2001 Good condition $84/sqft · 50% below area

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Discover comfort, convenience, and easy living in this beautiful manufactured home in the West Coast Mobile Home Park, located in Redway's welcoming 55+ senior community. Step into a home that offers the perfect blend of space, style, and low-maintenance living. With approximately 1,400 square feet, this well-maintained 3-bedroom, 2-bath home features a thoughtfully designed layout that feels open, airy, and inviting--showcasing just how comfortable and appealing manufactured living can be. The spacious kitchen provides plenty of room to cook, gather, and enjoy everyday moments, while the clean, well-cared-for interior and exterior reflect true pride of ownership, giving the home a fresh, modern feel throughout. One of the standout benefits is simplicity--less upkeep means more Discover comfort, convenience, and easy living in this beautiful manufactured home in the West Coast Mobile Home Park, located in Redway's welcoming 55+ senior community. Step into a home that offers the perfect blend of space, style, and low-maintenance living. With approximately 1,400 square feet, this well-maintained 3-bedroom, 2-bath home features a thoughtfully designed layout that feels open, airy, and inviting--showcasing just how comfortable and appealing manufactured living can be. time to enjoy life. A covered carport offers convenient, protected access into the home, and the secure, lockable shed provides valuable extra storage. Set within a peaceful and friendly senior community, this home offers not just a place to live, but a lifestyle to enjoy. If you've been on the fence about manufactured homes, this one is sure to change your perspective--come see the comfort and quality for yourself.

Key facts

• Covered carport
• Spacious kitchen
• Peaceful community

Tags

• SPACIOUS KITCHEN
• COVERED CARPORT
• LOCKABLE SHED
• PEACEFUL COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#917 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A-; Watch: health & safety C-, schools F, amenities F.
• Southern Humboldt Joint Unified (rural): math 28% / reading 41% proficiency, ranked #928 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 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 $816 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 10→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $238,371
• List price: $118,000
• Delta: -50.50%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 West Coast Rd #26	0.05mi	2/2.0 (-1)	1,440 (+3%)	18mo	$57,500	$40	73
176 Rusk Ln	0.54mi	2/2.0 (-1)	1,316 (-6%)	2mo	$230,000	$175	58
421 Par Ave	0.65mi	2/1.0 (-1)	1,400 (0%)	5mo	$218,000	$156	57
146 West Coast Rd #30	0.09mi	2/2.0 (-1)	1,248 (-11%)	22mo	$102,500	$82	55
811 Redway Dr	0.50mi	3/1.0	1,350 (-4%)	19mo	$222,000	$164	51
144 Rusk Ln	0.56mi	3/15.0	1,400 (0%)	8mo	$455,000	$325	47
350 Par Ave	0.69mi	3/1.5	1,200 (-14%)	22mo	$305,000	$254	23
457 Par Ave	0.63mi	2/1.0 (-1)	1,200 (-14%)	20mo	$245,000	$204	21

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $8,178
• Equity at exit: $17,594

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $42,338
• Equity at exit: $10,202

Cash invested: $33,040 (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 95560

• Home prices YoY: -7.0%
• Active inventory: 24
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $428

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 68%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $118,000 Active 83 DOM
2. 2026-06-18
   days on market $118,000 Active 82 DOM
3. 2026-06-17
   days on market $118,000 Active 81 DOM
4. 2026-06-17
   price $118,000 Active 80 DOM
5. 2026-06-16
   days on market $120,000 Active 80 DOM
6. 2026-06-15
   days on market $120,000 Active 79 DOM
7. 2026-06-14
   days on market $120,000 Active 77 DOM
8. 2026-06-12
   days on market $120,000 Active 76 DOM
9. 2026-06-09
   days on market $120,000 Active 73 DOM
10. 2026-06-08
    days on market $120,000 Active 72 DOM
11. 2026-06-07
    days on market $120,000 Active 71 DOM
12. 2026-06-07
    days on market $120,000 Active 70 DOM
13. 2026-06-04
    days on market $120,000 Active 67 DOM
14. 2026-06-02
    days on market $120,000 Active 66 DOM
15. 2026-06-01
    days on market $120,000 Active 65 DOM
16. 2026-05-31
    days on market $120,000 Active 64 DOM
17. 2026-05-31
    days on market $120,000 Active 63 DOM
18. 2026-03-28
    listed $120,000 Active 1704-char remark

    Show marketing remark (1704 chars)

    Discover comfort, convenience, and easy living in this beautiful manufactured home in the West Coast Mobile Home Park, located in Redway's welcoming 55+ senior community. Step into a home that offers the perfect blend of space, style, and low-maintenance living. With approximately 1,400 square feet, this well-maintained 3-bedroom, 2-bath home features a thoughtfully designed layout that feels open, airy, and inviting--showcasing just how comfortable and appealing manufactured living can be. The spacious kitchen provides plenty of room to cook, gather, and enjoy everyday moments, while the clean, well-cared-for interior and exterior reflect true pride of ownership, giving the home a fresh, modern feel throughout. One of the standout benefits is simplicity--less upkeep means more Discover comfort, convenience, and easy living in this beautiful manufactured home in the West Coast Mobile Home Park, located in Redway's welcoming 55+ senior community. Step into a home that offers the perfect blend of space, style, and low-maintenance living. With approximately 1,400 square feet, this well-maintained 3-bedroom, 2-bath home features a thoughtfully designed layout that feels open, airy, and inviting--showcasing just how comfortable and appealing manufactured living can be. time to enjoy life. A covered carport offers convenient, protected access into the home, and the secure, lockable shed provides valuable extra storage. Set within a peaceful and friendly senior community, this home offers not just a place to live, but a lifestyle to enjoy. If you've been on the fence about manufactured homes, this one is sure to change your perspective--come see the comfort and quality for yourself.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 10 d/yr ≥91°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,892
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$3,433
• Taxable income: $3,467
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,307/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 · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in a 55+ senior community offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean and maintain landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean and maintain landscaping — Improves curb appeal and enhances property 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: Southern Humboldt Joint Unified
• NCES district ID: 0637590
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $38,108
• Composite: 31.43/100
• National rank: #11197
• State rank: #928 of 1400 in CA

Livability — Redway

• Score: 54/100
• State rank: #917
• US rank: #24169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redway, CA
• Population (ZIP): 1,350

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 30% Slovak 16% Romanian 3%

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: ▼ -4.83%
• Current HPI: 63.7614
• 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

• 2026-03-28 Listed $120,000 HAR