2268 Royal Dr #28 · Fortuna, CA 95540

$29,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 50 Days on market

Built 1970 1,742 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home in Royal Crest Park. Located in sunny Fortuna in a well kept Senior Park. Home has 2 bedrooms and 2 baths with a good floorplan with a dining room. Home has laundry hook ups in unit.

Key facts

• 1,742 sq ft lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential single-family residence; Single-story manufactured home (Galaxy make); Located in Royal Crest Mobile park
• Construction: Aluminum siding; Other roof type; Built as a mobile home (Galaxy)
• Exterior features: Level lot; Concrete road access; Publicly maintained road

Interior

• Heating & cooling: Forced air heating; Natural gas
• Interior features: 6 total rooms; Forced air heating fueled by natural gas

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 44.4% vs local median 2.4% in Fortuna — 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 69/100 on livability (#246 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A-; Watch: schools C-, employment D+, amenities F.
• Fortuna Union High (town): math 17% / reading 44% proficiency, ranked #350 of 517 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
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: 4.89% ✓
• Cap rate: 44.38%
• Cash-on-cash: 136.04%
• DSCR: 7.05
• GRM: 1.7

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: —
• Equity multiple: 7.64×
• Total profit: $55,627
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 16.09×
• Total profit: $126,368
• Equity at exit: $2,585

Cash invested: $8,372 (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 95540

• Active inventory: 107
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $949

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 30%

Sensitivity live

Price	-10% $970	-5% $959	+0% $949	+5% $939	+10% $928
Rent	-10% $834	-5% $891	+0% $949	+5% $1,007	+10% $1,065
Rate	-1.0pp $964	-0.5pp $957	base $949	+0.5pp $941	+1.0pp $933

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $29,900 Active 50 DOM
2. 2026-06-18
   days on market $29,900 Active 49 DOM
3. 2026-06-17
   days on market $29,900 Active 48 DOM
4. 2026-06-16
   days on market $29,900 Active 47 DOM
5. 2026-06-15
   days on market $29,900 Active 46 DOM
6. 2026-06-14
   days on market $29,900 Active 44 DOM
7. 2026-06-12
   days on market $29,900 Active 43 DOM
8. 2026-06-09
   days on market $29,900 Active 40 DOM
9. 2026-06-08
   days on market $29,900 Active 39 DOM
10. 2026-06-07
    days on market $29,900 Active 38 DOM
11. 2026-06-07
    days on market $29,900 Active 37 DOM
12. 2026-06-04
    days on market $29,900 Active 34 DOM
13. 2026-06-03
    status $29,900 Active 33 DOM
14. 2026-05-21
    status Pending
15. 2026-04-18
    listed $29,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,556
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$870
• Taxable income: $11,604
• Est. tax owed @ 24.0%: −$2,785
• After-tax cash flow: $8,604/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: Fortuna Union High
• NCES district ID: 0614190
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $41,411
• Composite: 25.69/100
• National rank: #7386
• State rank: #350 of 517 in CA

Livability — Fortuna

• Score: 69/100
• State rank: #246
• US rank: #8234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fortuna, CA
• City population: 14,641
• Population (ZIP): 14,641

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 12% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1% Chinese 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: ▼ -232.72%
• Current HPI: 236.0203
• 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

2 events — show timeline

• 2026-05-21 Pending — HAR
• 2026-04-18 Listed $29,900 HAR