2510 US Hwy 199 · Hiouchi, CA 95531

$39,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 37 Days on market

Built 1980 $54/sqft · 33% above area Est $29k · 33% over ↓ 10% since listing

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Why this score? — see what drove the C+ 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
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-Maintained Mobile Home in Hiouchi, CA Enjoy affordable living in a quiet community, just minutes from the stunning Smith River Recreational Area—known for its fishing, swimming, hiking and outdoor adventures. Located in the peaceful Madrone Mobile Home Park, this charming 1-bedroom, 1-bath home offers comfort and convenience in sunny Hiouchi. Recent updates include fresh exterior paint, new interior flooring, and a beautifully upgraded kitchen with new cabinets, Formica countertops, and stainless steel appliances—including a dishwasher, gas stove, and refrigerator. Force air heating is also gas. The roof is aprox 10 years old All furnishing included, excluding the bed Current space rent is approximately $620/month, which includes water, sewer, and trash. confirm with park manager. Subject to park approval . Please Contact Park Manager Michelle Anderson [phone] for Park application.

Key facts

• Nearby conveniences
• Garage
• Built 1980

Tags

• SPACIOUS COVERED DECK
• NEARBY CONVENIENCES

Property features AI

Finance

• Other: Listing agent contact available

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Residential mobile home; Zoned MHP
• Construction: Metal siding
• Exterior features: Garden

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Laminate
• Interior features: Garden
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,076 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, schools D-, amenities 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; 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 $270 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago 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.
• Current owner paid $25k; list at $39k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.93% ✓
• Cap rate: 35.30%
• Cash-on-cash: 103.61%
• DSCR: 5.61
• GRM: 2.1

CMA / ARV

• ARV (median comp): $29,240
• List price: $39,000
• Delta: 33.38%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 Hwy 199 # 26	0.27mi	2/1.0	720 (0%)	8mo	$34,000	$47	81
2510 US Highway 199	0.00mi	1/1.0 (-1)	780 (+8%)	2mo	$25,000	$32	80

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: —
• Equity multiple: 5.92×
• Total profit: $53,753
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 12.38×
• Total profit: $124,224
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $943

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 34%

Sensitivity live

Price	-10% $970	-5% $956	+0% $943	+5% $929	+10% $916
Rent	-10% $822	-5% $882	+0% $943	+5% $1,003	+10% $1,064
Rate	-1.0pp $962	-0.5pp $953	base $943	+0.5pp $933	+1.0pp $922

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $39,000 Active 37 DOM
2. 2026-06-18
   days on market $39,000 Active 36 DOM
3. 2026-06-17
   days on market $39,000 Active 35 DOM
4. 2026-06-16
   days on market $39,000 Active 34 DOM
5. 2026-06-15
   days on market $39,000 Active 33 DOM
6. 2026-06-14
   days on market $39,000 Active 31 DOM
7. 2026-06-12
   days on market $39,000 Active 30 DOM
8. 2026-06-09
   days on market $39,000 Active 27 DOM
9. 2026-06-08
   days on market $39,000 Active 26 DOM
10. 2026-06-07
    days on market $39,000 Active 25 DOM
11. 2026-06-07
    days on market $39,000 Active 24 DOM
12. 2026-06-04
    days on market $39,000 Active 21 DOM
13. 2026-06-02
    days on market $39,000 Active 20 DOM
14. 2026-06-01
    days on market $39,000 Active 19 DOM
15. 2026-05-31
    days on market $39,000 Active 18 DOM
16. 2026-05-31
    days on market $39,000 Active 17 DOM
17. 2026-05-14
    listed $39,000 Active 822-char remark
18. 2026-04-29
    soldstatus $25,000 Closed 918-char remark

    Show marketing remark (918 chars)

    Well-Maintained Mobile Home in Hiouchi, CA Enjoy affordable living in a quiet community, just minutes from the stunning Smith River Recreational Area—known for its fishing, swimming, hiking and outdoor adventures. Located in the peaceful Madrone Mobile Home Park, this charming 1-bedroom, 1-bath home offers comfort and convenience in sunny Hiouchi. Recent updates include fresh exterior paint, new interior flooring, and a beautifully upgraded kitchen with new cabinets, Formica countertops, and stainless steel appliances—including a dishwasher, gas stove, and refrigerator. Force air heating is also gas. The roof is aprox 10 years old All furnishing included, excluding the bed Current space rent is approximately $620/month, which includes water, sewer, and trash. confirm with park manager. Subject to park approval . Please Contact Park Manager Michelle Anderson [phone] for Park application.

19. 2026-02-26
    price $35,900 918-char remark

    Show marketing remark (918 chars)

    Well-Maintained Mobile Home in Hiouchi, CA Enjoy affordable living in a quiet community, just minutes from the stunning Smith River Recreational Area—known for its fishing, swimming, hiking and outdoor adventures. Located in the peaceful Madrone Mobile Home Park, this charming 1-bedroom, 1-bath home offers comfort and convenience in sunny Hiouchi. Recent updates include fresh exterior paint, new interior flooring, and a beautifully upgraded kitchen with new cabinets, Formica countertops, and stainless steel appliances—including a dishwasher, gas stove, and refrigerator. Force air heating is also gas. The roof is aprox 10 years old All furnishing included, excluding the bed Current space rent is approximately $620/month, which includes water, sewer, and trash. confirm with park manager. Subject to park approval . Please Contact Park Manager Michelle Anderson [phone] for Park application.

20. 2026-02-11
    soldstatus $170,000 Closed

    Show marketing remark (542 chars)

    Well-maintained manufactured home offering 3 bedrooms + an office, 2 bathrooms, and a 1-car garage, located in a highly desirable and popular community. This rare corner lot provides added privacy and an expansive grassy area maintained by the park—perfect for enjoying open space without the upkeep. The generous outdoor area offers excellent potential for gardening, relaxing, or outdoor entertaining. A wonderful opportunity to enjoy comfortable living in a prime location with extra space and curb appeal. Best lot in the best park!

21. 2026-02-03
    status Active 918-char remark

    Show marketing remark (918 chars)

    Well-Maintained Mobile Home in Hiouchi, CA Enjoy affordable living in a quiet community, just minutes from the stunning Smith River Recreational Area—known for its fishing, swimming, hiking and outdoor adventures. Located in the peaceful Madrone Mobile Home Park, this charming 1-bedroom, 1-bath home offers comfort and convenience in sunny Hiouchi. Recent updates include fresh exterior paint, new interior flooring, and a beautifully upgraded kitchen with new cabinets, Formica countertops, and stainless steel appliances—including a dishwasher, gas stove, and refrigerator. Force air heating is also gas. The roof is aprox 10 years old All furnishing included, excluding the bed Current space rent is approximately $620/month, which includes water, sewer, and trash. confirm with park manager. Subject to park approval . Please Contact Park Manager Michelle Anderson [phone] for Park application.

22. 2026-02-03
    price $39,950 918-char remark

    Show marketing remark (918 chars)

    Well-Maintained Mobile Home in Hiouchi, CA Enjoy affordable living in a quiet community, just minutes from the stunning Smith River Recreational Area—known for its fishing, swimming, hiking and outdoor adventures. Located in the peaceful Madrone Mobile Home Park, this charming 1-bedroom, 1-bath home offers comfort and convenience in sunny Hiouchi. Recent updates include fresh exterior paint, new interior flooring, and a beautifully upgraded kitchen with new cabinets, Formica countertops, and stainless steel appliances—including a dishwasher, gas stove, and refrigerator. Force air heating is also gas. The roof is aprox 10 years old All furnishing included, excluding the bed Current space rent is approximately $620/month, which includes water, sewer, and trash. confirm with park manager. Subject to park approval . Please Contact Park Manager Michelle Anderson [phone] for Park application.

23. 2026-01-07
    listed $175,000 Active

    Show marketing remark (542 chars)

    Well-maintained manufactured home offering 3 bedrooms + an office, 2 bathrooms, and a 1-car garage, located in a highly desirable and popular community. This rare corner lot provides added privacy and an expansive grassy area maintained by the park—perfect for enjoying open space without the upkeep. The generous outdoor area offers excellent potential for gardening, relaxing, or outdoor entertaining. A wonderful opportunity to enjoy comfortable living in a prime location with extra space and curb appeal. Best lot in the best park!

24. 2025-08-29
    soldstatus $64,000 Closed
25. 2025-08-22
    listed $42,000 Active 918-char remark

    Show marketing remark (918 chars)

    Well-Maintained Mobile Home in Hiouchi, CA Enjoy affordable living in a quiet community, just minutes from the stunning Smith River Recreational Area—known for its fishing, swimming, hiking and outdoor adventures. Located in the peaceful Madrone Mobile Home Park, this charming 1-bedroom, 1-bath home offers comfort and convenience in sunny Hiouchi. Recent updates include fresh exterior paint, new interior flooring, and a beautifully upgraded kitchen with new cabinets, Formica countertops, and stainless steel appliances—including a dishwasher, gas stove, and refrigerator. Force air heating is also gas. The roof is aprox 10 years old All furnishing included, excluding the bed Current space rent is approximately $620/month, which includes water, sewer, and trash. confirm with park manager. Subject to park approval . Please Contact Park Manager Michelle Anderson [phone] for Park application.

26. 2025-07-21
    price $74,000
27. 2025-05-15
    listed $79,000 Active
28. 2025-03-11
    soldstatus $30,000 Closed
29. 2025-01-08
    status Active
30. 2024-11-13
    listed $29,500 Active
31. 2024-07-22
    soldstatus $79,000 Closed
32. 2024-07-08
    historical Active Under Contract
33. 2024-06-15
    listed $79,000 Active
34. 2023-10-10
    listed $125,000 Active
35. 2023-07-07
    soldstatus $60,000 Closed
36. 2023-04-13
    soldstatus $45,900 Closed
37. 2023-03-03
    historical Active Under Contract
38. 2023-01-21
    price $45,900
39. 2022-11-30
    listed $68,500 Active
40. 2022-11-10
    listed $59,900 Active
41. 2015-05-04
    soldstatus $13,000
42. 2014-11-04
    soldstatus $35,000
43. 2014-06-02
    soldstatus $43,500

ⓘ 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: $18,415
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$1,135
• Taxable income: $11,370
• Est. tax owed @ 24.0%: −$2,729
• After-tax cash flow: $8,585/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 — Hiouchi

• Score: 51/100
• State rank: #1076
• US rank: #25304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hiouchi, 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

-10.3% since first listed

27 events — show timeline

• 2026-05-14 Listed $39,000 DNAORMLS
• 2026-04-29 Sold (MLS) $25,000 DNAORMLS
• 2026-02-26 Price Changed $35,900 DNAORMLS
• 2026-02-11 Sold (MLS) $170,000 DNAORMLS
• 2026-02-03 Relisted — DNAORMLS
• 2026-02-03 Price Changed $39,950 DNAORMLS
• 2026-01-07 Listed $175,000 DNAORMLS
• 2025-08-29 Sold (MLS) $64,000 DNAORMLS
• 2025-08-22 Listed $42,000 DNAORMLS
• 2025-07-21 Price Changed $74,000 DNAORMLS
• 2025-05-15 Listed $79,000 DNAORMLS
• 2025-03-11 Sold (MLS) $30,000 DNAORMLS
• 2025-01-08 Relisted — DNAORMLS
• 2024-11-13 Listed $29,500 DNAORMLS
• 2024-07-22 Sold (MLS) $79,000 DNAORMLS
• 2024-07-08 Contingent — DNAORMLS
• 2024-06-15 Listed $79,000 DNAORMLS
• 2023-10-10 Listed $125,000 DNAORMLS
• 2023-07-07 Sold (MLS) $60,000 DNAORMLS
• 2023-04-13 Sold (MLS) $45,900 DNAORMLS
• 2023-03-03 Contingent — DNAORMLS
• 2023-01-21 Price Changed $45,900 DNAORMLS
• 2022-11-30 Listed $68,500 DNAORMLS
• 2022-11-10 Listed $59,900 DNAORMLS
• 2015-05-04 Sold (MLS) $13,000 DNAORMLS
• 2014-11-04 Sold (MLS) $35,000 DNAORMLS
• 2014-06-02 Sold (MLS) $43,500 DNAORMLS