175 White Ln · Crescent City, CA 95531

$195,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 212 Days on market

Built 1978 0.29 ac lot $135/sqft · 27% below area Est $266k · 27% under

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on the peaceful outskirts of town, this property sits on a nicely fenced 0.29-acre lot offering plenty of room to enjoy. This 3-bedroom, 2-bath home is a great value with tons of potential for its next owner to truly make it their own. Inside, you'll find a spacious living room, a kitchen with ample cabinetry, and a primary suite featuring a soaking tub and separate shower. A charming sunroom welcomes you at the front entry—ideal for morning coffee or additional living space. Outside, the property offers exceptional storage and utility with a detached garage and three county-recorded sheds. Whether you're looking for a personal residence or a solid investment opportunity, this home is worth a look.

Key facts

• Soaking tub
• Sunroom
• Separate shower

Tags

• FENCED LOT
• SOAKING TUB
• SEPARATE SHOWER
• SUNROOM
• DETACHED GARAGE
• THREE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in Crescent City — 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 57/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A; Watch: cost of living D, schools 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.
• Market conditions: 226 active listings in the ZIP; 55 units permitted in Del Norte County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Del Norte County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $195k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1978 — 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. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $266,007
• List price: $195,000
• Delta: -26.69%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Skycrest Dr	0.09mi	3/2.0	1,620 (+12%)	19mo	$460,000	$284	59

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,162
• Equity at exit: $29,075

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $20,721
• Equity at exit: $16,860

Cash invested: $54,600 (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 95531

• Active inventory: 226
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $353

Break-even live

Break-even rent $1,503

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $195,000 Active 212 DOM
2. 2026-06-18
   days on market $195,000 Active 211 DOM
3. 2026-06-17
   days on market $195,000 Active 210 DOM
4. 2026-06-16
   days on market $195,000 Active 209 DOM
5. 2026-06-15
   days on market $195,000 Active 208 DOM
6. 2026-06-14
   days on market $195,000 Active 206 DOM
7. 2026-06-12
   days on market $195,000 Active 205 DOM
8. 2026-06-09
   days on market $195,000 Active 202 DOM
9. 2026-06-08
   days on market $195,000 Active 201 DOM
10. 2026-06-07
    days on market $195,000 Active 200 DOM
11. 2026-06-07
    days on market $195,000 Active 199 DOM
12. 2026-06-04
    days on market $195,000 Active 196 DOM
13. 2026-06-02
    days on market $195,000 Active 195 DOM
14. 2026-06-01
    days on market $195,000 Active 194 DOM
15. 2026-05-31
    days on market $195,000 Active 193 DOM
16. 2026-05-31
    days on market $195,000 Active 192 DOM
17. 2026-05-20
    status Active 717-char remark

    Show marketing remark (717 chars)

    Set on the peaceful outskirts of town, this property sits on a nicely fenced 0.29-acre lot offering plenty of room to enjoy. This 3-bedroom, 2-bath home is a great value with tons of potential for its next owner to truly make it their own. Inside, you'll find a spacious living room, a kitchen with ample cabinetry, and a primary suite featuring a soaking tub and separate shower. A charming sunroom welcomes you at the front entry—ideal for morning coffee or additional living space. Outside, the property offers exceptional storage and utility with a detached garage and three county-recorded sheds. Whether you're looking for a personal residence or a solid investment opportunity, this home is worth a look.

18. 2025-11-18
    listed $195,000 Active 717-char remark

    Show marketing remark (717 chars)

    Set on the peaceful outskirts of town, this property sits on a nicely fenced 0.29-acre lot offering plenty of room to enjoy. This 3-bedroom, 2-bath home is a great value with tons of potential for its next owner to truly make it their own. Inside, you'll find a spacious living room, a kitchen with ample cabinetry, and a primary suite featuring a soaking tub and separate shower. A charming sunroom welcomes you at the front entry—ideal for morning coffee or additional living space. Outside, the property offers exceptional storage and utility with a detached garage and three county-recorded sheds. Whether you're looking for a personal residence or a solid investment opportunity, this home is worth a look.

19. 2004-03-02
    soldstatus $65,000
20. 1998-04-01
    soldstatus $69,000

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$477/yr (+$40/mo · 47.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥74°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,407
• − Mortgage interest: −$10,923
• − Property taxes: −$1,005
• − Insurance: −$975
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$5,673
• Taxable income: $1,086
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,980/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 — Crescent City

• Score: 57/100
• State rank: #730
• US rank: #21544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,491

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 20% Two or more races 12% Native American 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Russian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2% Vietnamese 1%

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: ▼ -300.53%
• Current HPI: 148.4819
• 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

+182.6% since first listed

4 events — show timeline

• 2026-05-20 Relisted — DNAORMLS
• 2025-11-18 Listed $195,000 DNAORMLS
• 2004-03-02 Sold (Public Records) $65,000 Public Records
• 1998-04-01 Sold (Public Records) $69,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,005 · +4.1% YoY. Source: county tax records.