2130 Horizon Dr #26 · Humboldt Hill, CA 95503

$79,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 14 Days on market

Built 1966

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home presents a great opportunity for those looking for a fixer-upper project. With some TLC and renovation work, this home has the potential to be transformed into a cozy and comfortable living space. Comes with 2 refrigerators, stove, oven, laundry room, washer/dryer hookups, 2 storage sheds, and two off street parking spaces, one with carport. Conveniently located near CR and south Eureka, this property offers a chance for customization and personal touch. Don't miss out on this chance to make this mobile home your own!

Key facts

• Remodeled bathroom
• Large fenced yard
• Updated kitchen

Tags

• FRESH EXTERIOR PAINT
• UPDATED INTERIOR FINISHES
• NEW TANKLESS WATER HEATER
• REMODELED BATHROOM
• UPDATED KITCHEN
• LARGE FENCED YARD

Property features AI

Finance

• HOA & community: Located in Humboldt Bay Mobile (mobile home park)

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Mobile home (Commodore Spacemaster)
• Construction: Aluminum siding; Metal roof
• Exterior features: Porch; Partial fencing; Level lot; Asphalt-paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Hardwood; Laminate
• Heating & cooling: Forced air heating
• Interior features: Skylights; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 17.4% vs local median 2.7% in Humboldt Hill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#423 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, employment B; Watch: health & safety C-, schools D-, amenities F.
• Market conditions: 155 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $17k; list at $79k implies a 365% gain — meaningful room to come down on a strong offer.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.91% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 4.4

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: 36.0%
• Equity multiple: 2.53×
• Total profit: $33,783
• Equity at exit: $11,779

10-year hold

• IRR: 42.7%
• Equity multiple: 5.04×
• Total profit: $89,323
• Equity at exit: $6,830

Cash invested: $22,120 (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: 155
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $732

Break-even live

Break-even rent $585

Max offer price $79,000

Occupancy floor 47%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   status $79,000 Pending 14 DOM
2. 2026-06-18
   days on market $79,000 Active 14 DOM
3. 2026-06-17
   days on market $79,000 Active 13 DOM
4. 2026-06-16
   days on market $79,000 Active 12 DOM
5. 2026-06-15
   days on market $79,000 Active 11 DOM
6. 2026-06-14
   days on market $79,000 Active 9 DOM
7. 2026-06-13
   days on market $79,000 Active 8 DOM
8. 2026-06-10
   days on market $79,000 Active 6 DOM
9. 2026-06-09
   days on market $79,000 Active 5 DOM
10. 2026-06-08
    days on market $79,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $79,000 Active 3 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: $183 · $15/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$418/yr (+$35/mo · 228.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥75°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,141
• − Mortgage interest: −$4,425
• − Property taxes: −$183
• − Insurance: −$395
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,298
• Taxable income: $7,937
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $6,877/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 — Humboldt Hill

• Score: 64/100
• State rank: #423
• US rank: #14428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt Hill, 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

+163.3% since first listed

8 events — show timeline

• 2026-06-04 Listed $79,000 HAR
• 2024-06-20 Sold (MLS) $17,000 HAR
• 2024-05-28 Pending — HAR
• 2024-05-13 Price Changed $20,000 HAR
• 2024-05-04 Price Changed $25,000 HAR
• 2024-05-01 Relisted — HAR
• 2024-04-12 Pending — HAR
• 2024-03-22 Listed $30,000 HAR

Property tax history

-2.6%/yr

Latest (2025): $183 · -27.4% YoY. Source: county tax records.