1661 Northcrest Dr · Crescent City, CA 95531

$69,900

2 bd · 1.0 ba · 784 sqft · Manufactured · 2 Days on market

Built 2005 $89/sqft · 40% below area

---

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
• 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

Welcome home to this charming 3-bedroom, 2-bath mobile home located at the end of a quiet cul-de-sac in a family-friendly park. Enjoy privacy and peace of mind with a fully fenced yard, perfect for kids, pets, or outdoor entertaining. Inside, the home offers a functional and inviting layout, featuring a remodeled bathroom, and a bonus room that’s ideal for a home office, playroom, or extra living space. The home comes fully equipped with appliances included, making this home truly move-in ready. Conveniently located within the park and thoughtfully updated, this home combines comfort, flexibility, and value in a welcoming community setting. Don’t miss this great opportunity to own an affordable, well-maintained home in a desirable location! Space rent is $600 and includes water. Buyers must obtain park approval prior to close of escrow.

Key facts

• Covered porches
• Xeriscaped yard
• Raised garden beds

Tags

• VAULTED CEILINGS
• OPEN-CONCEPT LIVING ROOM
• COVERED PORCHES
• XERISCAPED YARD
• RAISED GARDEN BEDS
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.9% 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; 2 comparable units currently listed for rent nearby; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 3y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $69,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.39%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $233,654
• List price: $69,900
• Delta: -40.51%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Northcrest Dr #23 Dr	0.18mi	3/2.0 (+1)	780 (-0%)	6mo	$35,000	$45	76
1811 Northcrest Dr #8	0.18mi	2/2.0	768 (-2%)	12mo	$15,000	$20	74
2051 Northcrest Dr #4	0.43mi	2/1.0	750 (-4%)	13mo	$21,500	$29	62
1093 US Hwy. 101	0.71mi	2/2.0	720 (-8%)	4mo	$16,000	$22	46

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $24,420
• Equity at exit: $10,422

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $67,350
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $561

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 53%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 J St Crescent City, CA	2.0	1.0	800	$1,400	$1.75	43d	1	1.25mi
911 Pacific Ave Crescent City, CA	2.0–3.0	1.5–2.0	1050	$1,200	$1.14	43d	1	1.47mi

Listing history 50 events

1. 2026-06-19
   days on market $69,900 Active 2 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   pricedays on marketlisting id $69,900 Active 1 DOM
4. 2026-06-17
   days on market $139,000 Active 168 DOM
5. 2026-06-16
   days on market $139,000 Active 167 DOM
6. 2026-06-15
   days on market $139,000 Active 166 DOM
7. 2026-06-14
   days on market $139,000 Active 164 DOM
8. 2026-06-12
   days on market $139,000 Active 163 DOM
9. 2026-06-09
   days on market $139,000 Active 160 DOM
10. 2026-06-08
    days on market $139,000 Active 159 DOM
11. 2026-06-07
    days on market $139,000 Active 158 DOM
12. 2026-06-07
    days on market $139,000 Active 157 DOM
13. 2026-06-04
    days on market $139,000 Active 154 DOM
14. 2026-06-02
    days on market $139,000 Active 153 DOM
15. 2026-06-01
    days on market $139,000 Active 152 DOM
16. 2026-05-31
    days on market $139,000 Active 151 DOM
17. 2026-05-31
    days on market $139,000 Active 150 DOM
18. 2026-04-27
    price $139,000 860-char remark

    Show marketing remark (860 chars)

    Welcome home to this charming 3-bedroom, 2-bath mobile home located at the end of a quiet cul-de-sac in a family-friendly park. Enjoy privacy and peace of mind with a fully fenced yard, perfect for kids, pets, or outdoor entertaining. Inside, the home offers a functional and inviting layout, featuring a remodeled bathroom, and a bonus room that’s ideal for a home office, playroom, or extra living space. The home comes fully equipped with appliances included, making this home truly move-in ready. Conveniently located within the park and thoughtfully updated, this home combines comfort, flexibility, and value in a welcoming community setting. Don’t miss this great opportunity to own an affordable, well-maintained home in a desirable location! Space rent is $600 and includes water. Buyers must obtain park approval prior to close of escrow.

19. 2026-04-15
    soldstatus $79,000 Closed 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to this beautiful single-wide manufactured home located in a desirable family-friendly park. Built in 2009, this well-maintained mobile home features 3 bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or anyone looking to downsize without sacrificing space. The open living area provides a warm and inviting atmosphere with plenty of natural light. The kitchen offers ample cabinet space and flows nicely into the dining and living areas, making it ideal for everyday living and entertaining. This mobile home has so much potential and is ready for its new owners to add their personal touch. Enjoy affordable living with space rent approximately $550 per month, which includes water and sewer — a great value! Conveniently located within a welcoming community, this home offers comfort, affordability, and opportunity all in one. Schedule your private showing today — don’t miss out on this great opportunity!

20. 2026-03-21
    price $155,000 860-char remark

    Show marketing remark (860 chars)

    Welcome home to this charming 3-bedroom, 2-bath mobile home located at the end of a quiet cul-de-sac in a family-friendly park. Enjoy privacy and peace of mind with a fully fenced yard, perfect for kids, pets, or outdoor entertaining. Inside, the home offers a functional and inviting layout, featuring a remodeled bathroom, and a bonus room that’s ideal for a home office, playroom, or extra living space. The home comes fully equipped with appliances included, making this home truly move-in ready. Conveniently located within the park and thoughtfully updated, this home combines comfort, flexibility, and value in a welcoming community setting. Don’t miss this great opportunity to own an affordable, well-maintained home in a desirable location! Space rent is $600 and includes water. Buyers must obtain park approval prior to close of escrow.

21. 2026-02-14
    listed $79,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to this beautiful single-wide manufactured home located in a desirable family-friendly park. Built in 2009, this well-maintained mobile home features 3 bedrooms and 2 full bathrooms, offering a comfortable and functional layout perfect for families, first-time buyers, or anyone looking to downsize without sacrificing space. The open living area provides a warm and inviting atmosphere with plenty of natural light. The kitchen offers ample cabinet space and flows nicely into the dining and living areas, making it ideal for everyday living and entertaining. This mobile home has so much potential and is ready for its new owners to add their personal touch. Enjoy affordable living with space rent approximately $550 per month, which includes water and sewer — a great value! Conveniently located within a welcoming community, this home offers comfort, affordability, and opportunity all in one. Schedule your private showing today — don’t miss out on this great opportunity!

22. 2026-02-10
    soldstatus $162,000 Closed
23. 2026-01-27
    price $160,000 860-char remark

    Show marketing remark (860 chars)

    Welcome home to this charming 3-bedroom, 2-bath mobile home located at the end of a quiet cul-de-sac in a family-friendly park. Enjoy privacy and peace of mind with a fully fenced yard, perfect for kids, pets, or outdoor entertaining. Inside, the home offers a functional and inviting layout, featuring a remodeled bathroom, and a bonus room that’s ideal for a home office, playroom, or extra living space. The home comes fully equipped with appliances included, making this home truly move-in ready. Conveniently located within the park and thoughtfully updated, this home combines comfort, flexibility, and value in a welcoming community setting. Don’t miss this great opportunity to own an affordable, well-maintained home in a desirable location! Space rent is $600 and includes water. Buyers must obtain park approval prior to close of escrow.

24. 2025-12-31
    listed $170,000 Active 860-char remark

    Show marketing remark (860 chars)

    Welcome home to this charming 3-bedroom, 2-bath mobile home located at the end of a quiet cul-de-sac in a family-friendly park. Enjoy privacy and peace of mind with a fully fenced yard, perfect for kids, pets, or outdoor entertaining. Inside, the home offers a functional and inviting layout, featuring a remodeled bathroom, and a bonus room that’s ideal for a home office, playroom, or extra living space. The home comes fully equipped with appliances included, making this home truly move-in ready. Conveniently located within the park and thoughtfully updated, this home combines comfort, flexibility, and value in a welcoming community setting. Don’t miss this great opportunity to own an affordable, well-maintained home in a desirable location! Space rent is $600 and includes water. Buyers must obtain park approval prior to close of escrow.

25. 2025-11-10
    soldstatus $90,000 Closed
26. 2025-09-15
    price $100,000
27. 2025-09-04
    price $194,900
28. 2025-07-15
    price $125,000
29. 2025-07-09
    price $199,900
30. 2025-05-23
    listed $130,000 Active
31. 2025-05-02
    price $212,000
32. 2025-04-01
    price $214,999
33. 2025-03-03
    price $219,900
34. 2025-01-21
    price $224,900
35. 2025-01-09
    listed $229,900 Active
36. 2024-11-26
    soldstatus $90,000 Closed
37. 2024-11-26
    soldstatus $161,000 Closed
38. 2024-10-23
    historical Active Under Contract
39. 2024-10-16
    listed $100,000 Active
40. 2024-10-15
    historical Active Under Contract
41. 2024-10-07
    price $163,000
42. 2024-09-20
    listed $169,000 Active
43. 2024-08-29
    soldstatus $58,000 Closed
44. 2024-08-22
    soldstatus $70,000
45. 2024-07-24
    historical Active Under Contract
46. 2024-05-17
    status Active
47. 2024-05-06
    soldstatus $175,000 Closed
48. 2024-04-17
    soldstatus $150,000 Closed
49. 2024-04-08
    historical Active Under Contract
50. 2024-04-06
    historical Active Under Contract

ⓘ 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 9 d/yr ≥71°F today · 29 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: $15,858
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,033
• Taxable income: $5,974
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $5,298/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

+672.2% since first listed

89 events — show timeline

• 2026-04-27 Price Changed $139,000 DNAORMLS
• 2026-04-15 Sold (MLS) $79,000 DNAORMLS
• 2026-03-21 Price Changed $155,000 DNAORMLS
• 2026-02-14 Listed $79,000 DNAORMLS
• 2026-02-10 Sold (MLS) $162,000 DNAORMLS
• 2026-01-27 Price Changed $160,000 DNAORMLS
• 2025-12-31 Listed $170,000 DNAORMLS
• 2025-11-10 Sold (MLS) $90,000 DNAORMLS
• 2025-09-15 Price Changed $100,000 DNAORMLS
• 2025-09-04 Price Changed $194,900 DNAORMLS
• 2025-07-15 Price Changed $125,000 DNAORMLS
• 2025-07-09 Price Changed $199,900 DNAORMLS
• 2025-05-23 Listed $130,000 DNAORMLS
• 2025-05-02 Price Changed $212,000 DNAORMLS
• 2025-04-01 Price Changed $214,999 DNAORMLS
• 2025-03-03 Price Changed $219,900 DNAORMLS
• 2025-01-21 Price Changed $224,900 DNAORMLS
• 2025-01-09 Listed $229,900 DNAORMLS
• 2024-11-26 Sold (MLS) $90,000 DNAORMLS
• 2024-11-26 Sold (MLS) $161,000 DNAORMLS
• 2024-10-23 Contingent — DNAORMLS
• 2024-10-16 Listed $100,000 DNAORMLS
• 2024-10-15 Contingent — DNAORMLS
• 2024-10-07 Price Changed $163,000 DNAORMLS
• 2024-09-20 Listed $169,000 DNAORMLS
• 2024-08-29 Sold (MLS) $58,000 DNAORMLS
• 2024-08-22 Sold (MLS) $70,000 DNAORMLS
• 2024-07-24 Contingent — DNAORMLS
• 2024-05-17 Relisted — DNAORMLS
• 2024-05-06 Sold (MLS) $175,000 DNAORMLS
• 2024-04-17 Sold (MLS) $150,000 DNAORMLS
• 2024-04-08 Contingent — DNAORMLS
• 2024-04-06 Contingent — DNAORMLS
• 2024-03-05 Price Changed $178,500 DNAORMLS
• 2024-03-04 Listed $62,000 DNAORMLS
• 2024-02-27 Relisted — DNAORMLS
• 2024-02-16 Sold (MLS) $175,000 DNAORMLS
• 2024-01-28 Relisted — DNAORMLS
• 2024-01-24 Price Changed $179,000 DNAORMLS
• 2024-01-19 Listed $175,000 DNAORMLS
• 2024-01-04 Contingent — DNAORMLS
• 2023-12-14 Listed $179,000 DNAORMLS
• 2023-10-26 Listed $189,000 DNAORMLS
• 2023-10-19 Sold (MLS) $165,000 DNAORMLS
• 2023-10-17 Price Changed $214,500 DNAORMLS
• 2023-10-11 Listed $224,599 DNAORMLS
• 2023-09-11 Contingent — DNAORMLS
• 2023-08-09 Price Changed $170,000 DNAORMLS
• 2023-07-13 Price Changed $180,000 DNAORMLS
• 2023-06-21 Relisted — DNAORMLS
• 2023-06-09 Listed — DNAORMLS
• 2023-06-09 Listed $199,000 DNAORMLS
• 2023-05-24 Sold (MLS) $180,000 DNAORMLS
• 2023-03-22 Price Changed $180,000 DNAORMLS
• 2023-01-28 Listed $190,000 DNAORMLS
• 2022-12-07 Sold (MLS) $69,000 DNAORMLS
• 2022-10-26 Sold (MLS) $52,000 DNAORMLS
• 2022-10-25 Sold (MLS) $55,000 DNAORMLS
• 2022-04-04 Sold (MLS) $100,000 DNAORMLS
• 2021-01-05 Sold (MLS) $44,000 DNAORMLS
• 2020-01-27 Sold (MLS) $68,000 DNAORMLS
• 2019-10-04 Sold (MLS) $75,000 DNAORMLS
• 2019-08-23 Sold (MLS) $55,000 DNAORMLS
• 2019-03-08 Sold (MLS) $33,500 DNAORMLS
• 2018-10-16 Sold (MLS) $53,000 DNAORMLS
• 2017-09-26 Sold (MLS) $55,000 DNAORMLS
• 2017-08-31 Sold (MLS) $72,582 DNAORMLS
• 2017-06-16 Sold (MLS) $36,000 DNAORMLS
• 2017-02-23 Sold (MLS) $25,000 DNAORMLS
• 2017-02-15 Sold (MLS) $48,000 DNAORMLS
• 2016-12-02 Sold (MLS) $20,000 DNAORMLS
• 2016-11-22 Sold (MLS) $30,000 DNAORMLS
• 2016-11-22 Sold (MLS) $40,000 DNAORMLS
• 2016-06-24 Sold (MLS) $36,000 DNAORMLS
• 2016-03-24 Sold (MLS) $42,900 DNAORMLS
• 2016-03-02 Sold (MLS) $47,000 DNAORMLS
• 2016-01-08 Sold (MLS) $20,000 DNAORMLS
• 2015-12-18 Sold (MLS) $27,000 DNAORMLS
• 2015-11-18 Sold (MLS) $45,800 DNAORMLS
• 2015-10-07 Sold (MLS) $65,000 DNAORMLS
• 2015-03-18 Sold (MLS) $46,000 DNAORMLS
• 2015-03-03 Sold (MLS) $25,000 DNAORMLS
• 2015-01-26 Sold (MLS) $49,000 DNAORMLS
• 2014-11-19 Sold (MLS) $54,500 DNAORMLS
• 2014-08-12 Sold (MLS) $50,000 DNAORMLS
• 2013-06-04 Sold (MLS) $48,900 DNAORMLS
• 2013-05-30 Sold (MLS) $29,833 DNAORMLS
• 2013-02-22 Sold (MLS) $47,000 DNAORMLS
• 2012-12-21 Sold (MLS) $18,000 DNAORMLS

Property tax history

+2.1%/yr

Latest (2025): $30,397 · +5.6% YoY. Source: county tax records.