9825 US Highway 199 #94 · Gasquet, CA 95543

$175,000

3 bd · 2.0 ba · 824 sqft · Manufactured public records · 19 Days on market

Built 1998

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Listing remarks

Well-maintained 3 bedroom, 2 bath manufactured home with a separate office or den with electric fireplace, offering flexible space for work, hobbies, or guests. The home has vaulted ceilings throughout and features a desirable split floor plan with generously sized bedrooms and a spacious primary suite for added privacy and comfort. The living room is bright and welcoming with large picture windows, and the dining area sits just off the kitchen, which has a pantry, and abundant cabinetry. There is a newer heat pump for efficient heating and cooling. Laminate and vinyl flooring run throughout the home, creating an easy-care living space. Outdoor features include a large covered front deck, c

Key facts

• Separate office
• Split floor plan
• Carport

Tags

• SEPARATE OFFICE
• ELECTRIC FIREPLACE
• SPLIT FLOOR PLAN
• LARGE COVERED FRONT DECK
• CARPORT
• STORAGE SHEDS

Property features AI

Finance

• Other: Listing agent contact: Cell 707-218-8055

Exterior

• Parking: 2-car garage
• Utilities: Public water; Cable available
• Home design: Mobile home (residential); Zoned MHP
• Construction: Composition roof
• Exterior features: Level lot; Shed(s); Has a view

Interior

• Kitchen: Range; Oven; Dishwasher; Electric water heater
• Flooring: Laminate
• Heating & cooling: Heat pump
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (34.7% below list).
• Recommended offer: $114k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#1,018 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, cost of living 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.
• Zoned schools: Crescent Elk Middle (491 students, 72% FRL).
• Market conditions: 13 active listings in the ZIP; 55 units permitted in Del Norte County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Del Norte County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, 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 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,306 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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?
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 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: 0.65% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 12.8

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: 3.8%
• Equity multiple: 1.22×
• Total profit: $10,691
• Equity at exit: $78,688

10-year hold

• IRR: 7.0%
• Equity multiple: 2.07×
• Total profit: $52,449
• Equity at exit: $121,267

Cash invested: $49,000 (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 95543

• Active inventory: 13
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-162

Break-even live

Break-even rent $1,348

Max offer price $146,378

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-112	+0% $-162	+5% $-212	+10% $-261
Rent	-10% $-252	-5% $-207	+0% $-162	+5% $-117	+10% $-72
Rate	-1.0pp $-74	-0.5pp $-118	base $-162	+0.5pp $-207	+1.0pp $-253

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $175,000 Active 19 DOM
2. 2026-06-19
   days on market $175,000 Active 17 DOM
3. 2026-06-18
   days on market $175,000 Active 16 DOM
4. 2026-06-17
   days on market $175,000 Active 15 DOM
5. 2026-06-16
   days on market $175,000 Active 14 DOM
6. 2026-06-15
   days on market $175,000 Active 13 DOM
7. 2026-06-14
   days on market $175,000 Active 11 DOM
8. 2026-06-12
   days on market $175,000 Active 10 DOM
9. 2026-06-09
   days on market $175,000 Active 7 DOM
10. 2026-06-08
    days on market $175,000 Active 6 DOM
11. 2026-06-07
    days on market $175,000 Active 5 DOM
12. 2026-06-07
    days on market $175,000 Active 4 DOM
13. 2026-06-04
    remarks 699-char remark
14. 2026-06-04
    listed $175,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $893 · $74/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$437/yr (+$36/mo · 49.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 13 d/yr ≥82°F today · 33 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,717
• − Mortgage interest: −$9,803
• − Property taxes: −$893
• − Insurance: −$875
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$5,091
• Taxable loss: −$5,139
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $-711/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 — Gasquet

• Score: 52/100
• State rank: #1018
• US rank: #24940

Category grades

Amenities F Commute F Cost of living D+ 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: Gasquet, CA
• Population (ZIP): 401

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 7% Slovak 7% Slovene 6%
• Languages at home: 92% English-only · Spanish 8%

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: —
• 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

• 2026-06-03 Listed $175,000 DNAORMLS

Property tax history

+1.8%/yr

Latest (2025): $893 · +2.2% YoY. Source: county tax records.