5972 Panther Gap Rd · Weott, CA 95545

$110,000

1 bd · 1.0 ba · 850 sqft · Manufactured · 300 Days on market

Built 1980 Poor condition 60 ac lot $129/sqft · 40% below area Est $184k · 40% under ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This 60-acre property has a 1bd 1ba mobile home and is located in southern Humboldt's Honeydew area. If you are looking for privacy and seclusion this property is perfect.

Key facts

• Privacy
• Manufactured home
• 60 acre property

Tags

• 60 ACRE PROPERTY
• MANUFACTURED HOME
• PRIVACY
• SECLUSION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (15.0% below list).
• Recommended offer: $93k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#1,187 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Mattole Unified (rural): math 40% / reading 60% proficiency, ranked #462 of 1,400 in CA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 188 units permitted in Humboldt County in 2024 (17 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,486 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $184,012
• List price: $110,000
• Delta: -40.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.39×
• Total profit: $11,887
• Equity at exit: $49,461

10-year hold

• IRR: 9.5%
• Equity multiple: 2.44×
• Total profit: $44,284
• Equity at exit: $76,225

Cash invested: $30,800 (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 95545

• Active inventory: 12
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-22

Break-even live

Break-even rent $962

Max offer price $106,868

Occupancy floor 97%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 300 DOM
2. 2026-06-18
   days on market $110,000 Active 299 DOM
3. 2026-06-17
   days on market $110,000 Active 298 DOM
4. 2026-06-16
   days on market $110,000 Active 297 DOM
5. 2026-06-15
   days on market $110,000 Active 296 DOM
6. 2026-06-14
   days on market $110,000 Active 294 DOM
7. 2026-06-12
   days on market $110,000 Active 293 DOM
8. 2026-06-09
   days on market $110,000 Active 290 DOM
9. 2026-06-08
   days on market $110,000 Active 289 DOM
10. 2026-06-07
    days on market $110,000 Active 288 DOM
11. 2026-06-05
    days on market $110,000 Active 286 DOM
12. 2026-06-04
    days on market $110,000 Active 284 DOM
13. 2026-06-02
    days on market $110,000 Active 283 DOM
14. 2026-06-01
    days on market $110,000 Active 282 DOM
15. 2026-05-31
    days on market $110,000 Active 281 DOM
16. 2026-05-31
    days on market $110,000 Active 280 DOM
17. 2026-04-24
    status Active 172-char remark

    Show marketing remark (172 chars)

    This 60-acre property has a 1bd 1ba mobile home and is located in southern Humboldt's Honeydew area. If you are looking for privacy and seclusion this property is perfect.

18. 2025-11-10
    price $110,000 172-char remark

    Show marketing remark (172 chars)

    This 60-acre property has a 1bd 1ba mobile home and is located in southern Humboldt's Honeydew area. If you are looking for privacy and seclusion this property is perfect.

19. 2025-09-16
    price $115,000 172-char remark

    Show marketing remark (172 chars)

    This 60-acre property has a 1bd 1ba mobile home and is located in southern Humboldt's Honeydew area. If you are looking for privacy and seclusion this property is perfect.

20. 2025-08-01
    listed $120,000 Active 172-char remark

    Show marketing remark (172 chars)

    This 60-acre property has a 1bd 1ba mobile home and is located in southern Humboldt's Honeydew area. If you are looking for privacy and seclusion this property is perfect.

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low 5 d/yr ≥89°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,218
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$3,200
• Taxable loss: −$2,138
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $253/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 · 3 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and improvements to be move-in ready. Clearing debris and vegetation, inspecting and repairing the roof, flooring, interior walls/paint, HVAC/mechanicals, and landscaping will significantly increase its value.

Repairs flagged

• Major Clear debris and vegetation — The property is currently unusable due to overgrown vegetation and debris
• Major Inspect and repair roof — The roof's condition is unknown, but the overall condition of the home suggests potential issues
• Major Inspect and repair flooring — The flooring's condition is unknown, but the overall condition of the home suggests potential issues
• Major Inspect and repair interior walls/paint — The interior walls and paint's condition is unknown, but the overall condition of the home suggests potential issues
• Major Inspect and repair HVAC/mechanicals — The HVAC and mechanical systems' condition is unknown, but the overall condition of the home suggests potential issues
• Major Landscaping and curb appeal — The property has overgrown vegetation and debris, which detracts from its curb appeal

Value-add opportunities

• Both Clear debris and vegetation — Improving the property's appearance and usability
• Both Inspect and repair roof — Ensuring the roof is in good condition to prevent water damage
• Both Inspect and repair flooring — Ensuring the flooring is in good condition to prevent water damage
• Both Inspect and repair interior walls/paint — Ensuring the interior walls and paint are in good condition to improve the home's appearance
• Both Inspect and repair HVAC/mechanicals — Ensuring the HVAC and mechanical systems are in good condition to improve the home's comfort and energy efficiency
• Both Landscaping and curb appeal — Improving the property's appearance and curb appeal to attract potential buyers or renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Clear debris and vegetation · The property is currently unusable due to overgrown vegetation and debris	Major	$15,000–50,000
Inspect and repair roof · The roof's condition is unknown, but the overall condition of the home suggests potential issues	Major	$15,000–50,000
Inspect and repair flooring · The flooring's condition is unknown, but the overall condition of the home suggests potential issues	Major	$15,000–50,000
Inspect and repair interior walls/paint · The interior walls and paint's condition is unknown, but the overall condition of the home suggests potential issues	Major	$15,000–50,000
Inspect and repair HVAC/mechanicals · The HVAC and mechanical systems' condition is unknown, but the overall condition of the home suggests potential issues	Major	$15,000–50,000
Landscaping and curb appeal · The property has overgrown vegetation and debris, which detracts from its curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Clear debris and vegetation — Improving the property's appearance and usability ↑
• Both Inspect and repair roof — Ensuring the roof is in good condition to prevent water damage ↑
• Both Inspect and repair flooring — Ensuring the flooring is in good condition to prevent water damage ↑
• Both Inspect and repair interior walls/paint — Ensuring the interior walls and paint are in good condition to improve the home's appearance ↑
• Both Inspect and repair HVAC/mechanicals — Ensuring the HVAC and mechanical systems are in good condition to improve the home's comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Improving the property's appearance and curb appeal to attract potential buyers or 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: Mattole Unified
• NCES district ID: 0600038
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 60% ▲ 14.00%
• Median HH income: $41,055
• Composite: 43.91/100
• National rank: #6289
• State rank: #462 of 1400 in CA

Livability — Weott

• Score: 48/100
• State rank: #1187
• US rank: #25938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 335

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 0.67)
• Race & ethnicity: White 56% Two or more races 29% Hispanic / Latino 13% Black 7% Native American 4%
• Hispanic origin (detail): Mexican 4% Cuban 4%
• Common ancestry: Italian 5%
• Languages at home: 96% English-only · Spanish 4%

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: —
• Current HPI: —
• 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

-8.3% since first listed

4 events — show timeline

• 2026-04-24 Relisted — HAR
• 2025-11-10 Price Changed $110,000 HAR
• 2025-09-16 Price Changed $115,000 HAR
• 2025-08-01 Listed $120,000 HAR