113 Evergreen St #113 · Blue Lake, CA 95525

$85,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily · 9 Days on market

Built 1977 Poor condition

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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 +4.2/10.0
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Welcome to Blue Lake, one of Humboldt County's most desirable small towns, known for its sunny weather, charming atmosphere, and convenient location between Eureka and Arcata. This spacious manufactured home is located in a unique park that feels more like a traditional neighborhood, featuring wide streets and rare sidewalks throughout. Inside, you'll find a generous floor plan with a large living room, spacious kitchen with a breakfast bar, and a primary suite with its own bathroom. Outside, enjoy a nicely sized fenced yard complete with a fruit tree. While the home needs significant repairs and updating, it offers tremendous potential for buyers looking to build equity in a fantastic Blue

Key facts

• Fenced yard
• Wide streets
• Rare sidewalks

Tags

• FENCED YARD
• FRUIT TREE
• WIDE STREETS
• RARE SIDEWALKS

Property features AI

Finance

• Other: Directions: Take Blue Lake Blvd, right on Raymar, left on Evergreen; house is on the left; Cross street: Raymar
• HOA & community: Sidewalks in the community

Exterior

• Utilities: Public water; Circuit breaker electrical service; Public sewer
• Home design: Residential single-family home; Fixer condition
• Construction: Wood siding; Pillar/post/pier foundation; Other roof; Manufactured home: 77 Barrington model 269854 in Rousseau park
• Exterior features: Patio; Porch; Partial fencing; Level, open lot; Public maintained paved roads (asphalt, concrete, paved)

Interior

• Bedrooms: 7 total rooms (includes all living spaces)
• Flooring: Carpet; Vinyl
• Heating & cooling: Wood stove; Forced air; Natural gas
• Interior features: Carpet and vinyl flooring; Wood stove; Forced air heating; Natural gas heating
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 49/100 on livability (#1,163 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, crime F, amenities F.
• Northern Humboldt Union High (town): math 32% / reading 65% proficiency, ranked #529 of 1,400 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 29 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 (-2.5%/yr); year-one equity from $588 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 (-2.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $413,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 J St	0.08mi	3/2.0 (+1)	1,472 (+2%)	3mo	$493,000	$335	85
465 Blue Lake Blvd	0.25mi	3/1.0 (+1)	1,385 (-4%)	4mo	$382,000	$276	69
111 Leeverlen Ct #111	0.05mi	2/2.0	1,248 (-13%)	7mo	$135,000	$108	69
87 Blue Lake Blvd	0.62mi	3/2.0 (+1)	1,509 (+5%)	6mo	$433,500	$287	53
460 Blue Lake Blvd	0.25mi	3/2.0 (+1)	1,595 (+11%)	23mo	$535,000	$335	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.80×
• Total profit: $18,973
• Equity at exit: $14,562

10-year hold

• IRR: 26.7%
• Equity multiple: 3.44×
• Total profit: $58,001
• Equity at exit: $10,635

Cash invested: $23,800 (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 95525

• Home prices YoY: -1.7%
• Active inventory: 29
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $486

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $545	-5% $515	+0% $486	+5% $457	+10% $427
Rent	-10% $379	-5% $432	+0% $486	+5% $540	+10% $593
Rate	-1.0pp $529	-0.5pp $508	base $486	+0.5pp $464	+1.0pp $442

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-13
   statusdays on market $85,000 Pending 9 DOM
2. 2026-06-10
   days on market $85,000 Active 8 DOM
3. 2026-06-09
   days on market $85,000 Active 7 DOM
4. 2026-06-08
   days on market $85,000 Active 6 DOM
5. 2026-06-07
   days on market $85,000 Active 5 DOM
6. 2026-06-05
   days on market $85,000 Active 2 DOM
7. 2026-06-03
   remarks 699-char remark
8. 2026-06-03
   listed $85,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 13 d/yr ≥80°F today · 30 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,304
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,473
• Taxable income: $4,762
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,689/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.

Condition & rehab AI · 14 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to current standards, but it offers tremendous potential for buyers looking to build equity in a fantastic Blue Lake neighborhood.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely needing replacement
• Major Bathroom fixtures — Severe wear and tear, likely needing replacement
• Major Exterior siding — Severe wear and tear, likely needing replacement
• Major Windows — Severe wear and tear, likely needing replacement

Value-add opportunities

• Resale New kitchen cabinets — Modern cabinets will attract more buyers and increase the home's appeal
• Resale New bathroom fixtures — Modern fixtures will attract more buyers and increase the home's appeal
• Resale New exterior siding — New siding will improve the home's curb appeal and increase its value
• Resale New windows — New windows will improve energy efficiency and increase the home's value
• Both Painting — Painting will improve the home's curb appeal and interior appearance, attracting more buyers and renters
• Both Landscaping — Landscaping will improve the home's curb appeal and attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear, likely needing replacement	Major	$15,000–50,000
Bathroom fixtures · Severe wear and tear, likely needing replacement	Major	$15,000–50,000
Exterior siding · Severe wear and tear, likely needing replacement	Major	$15,000–50,000
Windows · Severe wear and tear, likely needing replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New kitchen cabinets — Modern cabinets will attract more buyers and increase the home's appeal ↑
• Resale New bathroom fixtures — Modern fixtures will attract more buyers and increase the home's appeal ↑
• Resale New exterior siding — New siding will improve the home's curb appeal and increase its value ↑
• Resale New windows — New windows will improve energy efficiency and increase the home's value ↑
• Both Painting — Painting will improve the home's curb appeal and interior appearance, attracting more buyers and renters ↑
• Both Landscaping — Landscaping will improve the home's curb appeal and attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northern Humboldt Union High
• NCES district ID: 0603030
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 65% ▲ 8.00%
• Median HH income: $36,832
• Composite: 42.3/100
• National rank: #6962
• State rank: #529 of 1400 in CA

Livability — Blue Lake

• Score: 49/100
• State rank: #1163
• US rank: #25871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Lake, CA
• Population (ZIP): 1,443

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Native American 5% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Iranian 5% Slovak 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Tagalog/Filipino 2%

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: ▼ -2.50%
• Current HPI: 146.155
• 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

• 2026-06-02 Listed $85,000 HAR