69 Spring St · Weott, CA 95571

$99,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 293 Days on market

Built 1972 7,840 sqft lot $64/sqft · 58% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Here is your opportunity to make this property sparkle once again. Bring your ideas because this property has great potential. There is plenty of room for a new mobile home or smaller home, a garden, chicken coop, and/or play area for the kids. There is an outbuilding with electricity and water. Do NOT try to enter the mobile home or the decks. The mobile home is a complete tear-down. This property is being listed for land purposes only. It will require a reconnection fee for both water and sewer. PG & E is connected to the property. Buyer to verify all information independently.

Key facts

• Play area
• Garden
• Chicken coop

Tags

• OUTBUILDING WITH ELECTRICITY
• OUTBUILDING WITH WATER
• GARDEN
• CHICKEN COOP
• PLAY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,187 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, 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: 8 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1972 — 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. 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: 1.68% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.72%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (median comp): $233,555
• List price: $99,000
• Delta: -57.61%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Sewell Dr	0.13mi	3/1.0	1,596 (+4%)	11mo	$110,000	$69	74
210 Madrone Rd	0.14mi	3/2.0	1,600 (+4%)	16mo	$420,000	$263	73
62 Spur St	0.21mi	3/2.0	1,745 (+14%)	1mo	$469,500	$269	67

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: 33.7%
• Equity multiple: 2.90×
• Total profit: $52,731
• Equity at exit: $44,515

10-year hold

• IRR: 33.9%
• Equity multiple: 5.71×
• Total profit: $130,599
• Equity at exit: $68,602

Cash invested: $27,720 (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 95571

• Active inventory: 8
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $640

Break-even live

Break-even rent $853

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $696	-5% $668	+0% $640	+5% $612	+10% $584
Rent	-10% $509	-5% $575	+0% $640	+5% $706	+10% $772
Rate	-1.0pp $690	-0.5pp $666	base $640	+0.5pp $615	+1.0pp $589

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,000 Active 293 DOM
2. 2026-06-18
   days on market $99,000 Active 292 DOM
3. 2026-06-17
   days on market $99,000 Active 291 DOM
4. 2026-06-16
   days on market $99,000 Active 290 DOM
5. 2026-06-15
   days on market $99,000 Active 289 DOM
6. 2026-06-14
   days on market $99,000 Active 287 DOM
7. 2026-06-12
   days on market $99,000 Active 286 DOM
8. 2026-06-09
   days on market $99,000 Active 283 DOM
9. 2026-06-08
   days on market $99,000 Active 282 DOM
10. 2026-06-07
    days on market $99,000 Active 281 DOM
11. 2026-06-07
    days on market $99,000 Active 280 DOM
12. 2026-06-04
    days on market $99,000 Active 277 DOM
13. 2026-06-02
    days on market $99,000 Active 276 DOM
14. 2026-06-01
    days on market $99,000 Active 275 DOM
15. 2026-05-31
    days on market $99,000 Active 274 DOM
16. 2026-05-31
    days on market $99,000 Active 273 DOM
17. 2026-01-14
    status Active 590-char remark

    Show marketing remark (590 chars)

    Here is your opportunity to make this property sparkle once again. Bring your ideas because this property has great potential. There is plenty of room for a new mobile home or smaller home, a garden, chicken coop, and/or play area for the kids. There is an outbuilding with electricity and water. Do NOT try to enter the mobile home or the decks. The mobile home is a complete tear-down. This property is being listed for land purposes only. It will require a reconnection fee for both water and sewer. PG & E is connected to the property. Buyer to verify all information independently.

18. 2025-10-01
    price $99,000 590-char remark

    Show marketing remark (590 chars)

    Here is your opportunity to make this property sparkle once again. Bring your ideas because this property has great potential. There is plenty of room for a new mobile home or smaller home, a garden, chicken coop, and/or play area for the kids. There is an outbuilding with electricity and water. Do NOT try to enter the mobile home or the decks. The mobile home is a complete tear-down. This property is being listed for land purposes only. It will require a reconnection fee for both water and sewer. PG & E is connected to the property. Buyer to verify all information independently.

19. 2025-08-11
    listed $125,000 Active 590-char remark

    Show marketing remark (590 chars)

    Here is your opportunity to make this property sparkle once again. Bring your ideas because this property has great potential. There is plenty of room for a new mobile home or smaller home, a garden, chicken coop, and/or play area for the kids. There is an outbuilding with electricity and water. Do NOT try to enter the mobile home or the decks. The mobile home is a complete tear-down. This property is being listed for land purposes only. It will require a reconnection fee for both water and sewer. PG & E is connected to the property. Buyer to verify all information independently.

20. 2009-10-02
    soldstatus $100,000
21. 2004-03-04
    soldstatus $120,000
22. 2001-11-07
    soldstatus $55,000

ⓘ 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: $1,362 · $114/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,964
• − Mortgage interest: −$5,546
• − Property taxes: −$1,362
• − Insurance: −$495
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$2,880
• Taxable income: $6,487
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $6,128/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: 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 — Weott

• Score: 48/100
• State rank: #1187
• US rank: #25938

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: Weott, CA
• Population (ZIP): 112

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 55% Two or more races 32% Black 12%

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: —
• 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

+80.0% since first listed

6 events — show timeline

• 2026-01-14 Relisted — HAR
• 2025-10-01 Price Changed $99,000 HAR
• 2025-08-11 Listed $125,000 HAR
• 2009-10-02 Sold (Public Records) $100,000 Public Records
• 2004-03-04 Sold (Public Records) $120,000 Public Records
• 2001-11-07 Sold (Public Records) $55,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,362 · -16.7% YoY. Source: county tax records.