90 Maple Ln · Miranda, CA 95553

$176,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily · 156 Days on market

Built 1957 0.33 ac lot $128/sqft · 57% below area

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Appreciation +4.4/10.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This true fixer offers an excellent opportunity to create value in a great location. Situated on a generous . 325-acre lot, the property provides plenty of space and potential for renovation, expansion, or customization. Conveniently located close to schools and downtown Miranda, this home combines a desirable setting with the chance to bring your vision to life. Ideal for investors, contractors, or buyers looking for a project in a strong location with room to grow.

Key facts

• Close to schools
• Generous lot
• Close to downtown

Tags

• GENEROUS LOT
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $60 ($721/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (17.0% below list).
• Recommended offer: $146k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#921 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: health & safety C-, schools D+, housing D.
• 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: 22 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 (-1.1%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $176k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 9→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,073 (17.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $406,591
• List price: $176,000
• Delta: -56.71%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 River Rd	0.36mi	3/2.0	1,224 (-11%)	14mo	$375,000	$306	49
135 Logan Rd	0.28mi	2/3.0 (-1)	1,200 (-12%)	21mo	$455,000	$379	36

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

Projected returns pro-forma

-1.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.78×
• Total profit: $-10,644
• Equity at exit: $41,245

10-year hold

• IRR: 1.9%
• Equity multiple: 1.17×
• Total profit: $8,585
• Equity at exit: $42,264

Cash invested: $49,280 (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 95553

• Home prices YoY: -1.6%
• Active inventory: 22
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $60

Break-even live

Break-even rent $1,385

Max offer price $176,000

Occupancy floor 91%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $176,000 Active 156 DOM
2. 2026-06-18
   days on market $176,000 Active 155 DOM
3. 2026-06-17
   days on market $176,000 Active 154 DOM
4. 2026-06-16
   days on market $176,000 Active 153 DOM
5. 2026-06-15
   days on market $176,000 Active 152 DOM
6. 2026-06-14
   days on market $176,000 Active 150 DOM
7. 2026-06-12
   days on market $176,000 Active 149 DOM
8. 2026-06-09
   days on market $176,000 Active 146 DOM
9. 2026-06-08
   days on market $176,000 Active 145 DOM
10. 2026-06-07
    days on market $176,000 Active 144 DOM
11. 2026-06-07
    days on market $176,000 Active 143 DOM
12. 2026-06-04
    days on market $176,000 Active 140 DOM
13. 2026-06-02
    days on market $176,000 Active 139 DOM
14. 2026-06-01
    days on market $176,000 Active 138 DOM
15. 2026-05-31
    days on market $176,000 Active 137 DOM
16. 2026-05-31
    days on market $176,000 Active 136 DOM
17. 2026-01-12
    listed $176,000 Active 471-char remark

    Show marketing remark (471 chars)

    This true fixer offers an excellent opportunity to create value in a great location. Situated on a generous . 325-acre lot, the property provides plenty of space and potential for renovation, expansion, or customization. Conveniently located close to schools and downtown Miranda, this home combines a desirable setting with the chance to bring your vision to life. Ideal for investors, contractors, or buyers looking for a project in a strong location with room to grow.

18. 1994-01-06
    soldstatus $40,000

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,338 · $111/mo
• Expected delta: +$166/yr (+$14/mo · 14.2%)

ⓘ 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 5/10 Major 9 d/yr ≥94°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,529
• − Mortgage interest: −$9,859
• − Property taxes: −$1,171
• − Insurance: −$880
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$5,120
• Taxable loss: −$2,306
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,274/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 — Miranda

• Score: 54/100
• State rank: #921
• US rank: #24210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miranda, CA
• Population (ZIP): 734

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 0.55)
• Race & ethnicity: White 66% Two or more races 34% Hispanic / Latino 11%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Slovak 8% French 8% Italian 5%
• Foreign-born: 8%

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: ▼ -1.15%
• Current HPI: 72.4464
• 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

+340.0% since first listed

2 events — show timeline

• 2026-01-12 Listed $176,000 HAR
• 1994-01-06 Sold (Public Records) $40,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,171 · +4.6% YoY. Source: county tax records.