7660 Myrtle Ave Ave #70 · Indianola, CA 95503

$69,999

4 bd · 3.0 ba · 2,100 sqft · Manufactured · 164 Days on market

Manufactured home Built 1976 ↓ 44% since listing

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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
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is ready for new owners. This home needs some cosmetic work but is ready for your family. This home sits on a corner with views of the valley. It is a very large home with an open concept. View today.

Key facts

• Views of the valley
• Open concept
• Built 1976

Tags

• VIEWS OF THE VALLEY
• OPEN CONCEPT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected/available
• Home design: Residential single-family residence; Dual wide mobile home; Corner lot; Located in a mobile home park (Mobile Estates)
• Construction: Wood siding; Shingle roof
• Exterior features: Level lot; Paved road access; Private maintained road; Insulation (energy efficient)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Wood; Laminate
• Heating & cooling: Electric heating; Forced air heating; Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans; Built-in features; Double-pane windows; Has view
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,322 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, crime F, amenities F.
• Zoned schools: Freshwater Elementary (math 32% / reading 52%, grade F, #557 of 1,571 statewide, top 38%, 264 students, 40% FRL); Freshwater Charter Middle (math 34% / reading 54%, grade D, #130 of 498 statewide, top 27%, 43 students, 46% FRL, charter).
• Market conditions: 160 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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. 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.
8. 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.
9. 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: 2.53% ✓
• Cap rate: 21.95%
• Cash-on-cash: 55.93%
• DSCR: 3.49
• GRM: 3.3

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: 54.3%
• Equity multiple: 3.39×
• Total profit: $46,862
• Equity at exit: $10,437

10-year hold

• IRR: 59.4%
• Equity multiple: 6.91×
• Total profit: $115,829
• Equity at exit: $6,052

Cash invested: $19,600 (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 95503

• Active inventory: 160
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $913

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 43%

Sensitivity live

Price	-10% $962	-5% $938	+0% $913	+5% $889	+10% $865
Rent	-10% $774	-5% $844	+0% $913	+5% $983	+10% $1,053
Rate	-1.0pp $949	-0.5pp $931	base $913	+0.5pp $895	+1.0pp $877

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $69,999 Active 164 DOM
2. 2026-06-19
   days on market $69,999 Active 162 DOM
3. 2026-06-18
   days on market $69,999 Active 161 DOM
4. 2026-06-17
   days on market $69,999 Active 160 DOM
5. 2026-06-16
   days on market $69,999 Active 159 DOM
6. 2026-06-15
   days on market $69,999 Active 158 DOM
7. 2026-06-14
   days on market $69,999 Active 156 DOM
8. 2026-06-13
   days on market $69,999 Active 155 DOM
9. 2026-06-10
   days on market $69,999 Active 153 DOM
10. 2026-06-09
    days on market $69,999 Active 152 DOM
11. 2026-06-08
    days on market $69,999 Active 151 DOM
12. 2026-06-07
    days on market $69,999 Active 150 DOM
13. 2026-06-03
    days on market $69,999 Active 146 DOM
14. 2026-06-02
    days on market $69,999 Active 145 DOM
15. 2026-06-01
    days on market $69,999 Active 144 DOM
16. 2026-05-31
    days on market $69,999 Active 143 DOM
17. 2026-05-30
    days on market $69,999 Active 142 DOM
18. 2026-04-17
    price $69,999
19. 2026-04-10
    price $78,000
20. 2026-03-10
    price $90,000
21. 2026-01-08
    listed $125,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,223
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$2,036
• Taxable income: $10,470
• Est. tax owed @ 24.0%: −$2,513
• After-tax cash flow: $8,449/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)

No district data.

Livability — Indianola

• Score: 44/100
• State rank: #1322
• US rank: #26702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indianola, CA
• County: Humboldt County · 88,652 people
• Metro: Eureka-Arcata, CA
• Population (ZIP): 25,054
• Household income: $71,855
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 780.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 11% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 4% Portuguese 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -268.60%
• Current HPI: 235.5679
• Rent YoY: —
• Metro: Eureka-Arcata, CA
• 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

-44.0% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $69,999 HAR
• 2026-04-10 Price Changed $78,000 HAR
• 2026-03-10 Price Changed $90,000 HAR
• 2026-01-08 Listed $125,000 HAR