136 Castle Ct · Fortuna, CA 95540

$139,900

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 313 Days on market

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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 MLS

This is a MLS Entry-Only Listing, please call your agent for details. This 1,568 sf, 2 bdrm, 2 bth home is located in the desirable 55+ community of Royal Crest in Fortuna. It is move-in ready with all newer appliances (included), new bathroom and kitchen faucets, garbage disposal, new 40-year roof, newer carpet, new paint (in/out), a new walk-in tub, generous closets, open floor plan, vaulted ceilings, skylight, lots of light throughout, a view of forested hills to the north, this location is sublime. Many upgrades to this 1991 home, and it is immaculate, well-maintained, with no mold or odors. It is well-insulated and energy efficient, gas furnace with a nearly new gas dryer and newer gas water-heater. This home is a real gem, a tree-lined oasis, on a quiet cul de sac, all of which makes this location special. It is close to the hospital, the clinic, has a convenient senior transit to the stores, and stunning views on park walks. This opportunity won't last!

Key facts

• New walk-in tub
• Open floor plan
• Newer appliances

Tags

• NEWER APPLIANCES
• NEW BATHROOM FAUCETS
• NEW KITCHEN FAUCETS
• NEW WALK-IN TUB
• OPEN FLOOR PLAN
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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 $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 7.3

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,537
• Equity at exit: $20,860

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $36,692
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $412

Break-even live

Break-even rent $1,074

Max offer price $139,900

Occupancy floor 69%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-23
   status Pending 974-char remark

   Show marketing remark (974 chars)

   This is a MLS Entry-Only Listing, please call your agent for details. This 1,568 sf, 2 bdrm, 2 bth home is located in the desirable 55+ community of Royal Crest in Fortuna. It is move-in ready with all newer appliances (included), new bathroom and kitchen faucets, garbage disposal, new 40-year roof, newer carpet, new paint (in/out), a new walk-in tub, generous closets, open floor plan, vaulted ceilings, skylight, lots of light throughout, a view of forested hills to the north, this location is sublime. Many upgrades to this 1991 home, and it is immaculate, well-maintained, with no mold or odors. It is well-insulated and energy efficient, gas furnace with a nearly new gas dryer and newer gas water-heater. This home is a real gem, a tree-lined oasis, on a quiet cul de sac, all of which makes this location special. It is close to the hospital, the clinic, has a convenient senior transit to the stores, and stunning views on park walks. This opportunity won't last!

2. 2026-04-23
   status Pending

   Show marketing remark (974 chars)

   This is a MLS Entry-Only Listing, please call your agent for details. This 1,568 sf, 2 bdrm, 2 bth home is located in the desirable 55+ community of Royal Crest in Fortuna. It is move-in ready with all newer appliances (included), new bathroom and kitchen faucets, garbage disposal, new 40-year roof, newer carpet, new paint (in/out), a new walk-in tub, generous closets, open floor plan, vaulted ceilings, skylight, lots of light throughout, a view of forested hills to the north, this location is sublime. Many upgrades to this 1991 home, and it is immaculate, well-maintained, with no mold or odors. It is well-insulated and energy efficient, gas furnace with a nearly new gas dryer and newer gas water-heater. This home is a real gem, a tree-lined oasis, on a quiet cul de sac, all of which makes this location special. It is close to the hospital, the clinic, has a convenient senior transit to the stores, and stunning views on park walks. This opportunity won't last!

3. 2026-04-09
   listed $139,900 Active 974-char remark

   Show marketing remark (974 chars)

   This is a MLS Entry-Only Listing, please call your agent for details. This 1,568 sf, 2 bdrm, 2 bth home is located in the desirable 55+ community of Royal Crest in Fortuna. It is move-in ready with all newer appliances (included), new bathroom and kitchen faucets, garbage disposal, new 40-year roof, newer carpet, new paint (in/out), a new walk-in tub, generous closets, open floor plan, vaulted ceilings, skylight, lots of light throughout, a view of forested hills to the north, this location is sublime. Many upgrades to this 1991 home, and it is immaculate, well-maintained, with no mold or odors. It is well-insulated and energy efficient, gas furnace with a nearly new gas dryer and newer gas water-heater. This home is a real gem, a tree-lined oasis, on a quiet cul de sac, all of which makes this location special. It is close to the hospital, the clinic, has a convenient senior transit to the stores, and stunning views on park walks. This opportunity won't last!

4. 2025-08-26
   price $139,900
5. 2025-07-22
   price $145,900
6. 2025-07-02
   price $155,000
7. 2025-06-14
   listed $168,000 Active
8. 2023-07-18
   soldstatus $80,000 Closed 302-char remark

   Show marketing remark (302 chars)

   Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

9. 2023-02-23
   status Pending 302-char remark

   Show marketing remark (302 chars)

   Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

10. 2023-01-23
    price $85,000 302-char remark

    Show marketing remark (302 chars)

    Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

11. 2023-01-06
    price $100,000 302-char remark

    Show marketing remark (302 chars)

    Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

12. 2023-01-03
    status Active 302-char remark

    Show marketing remark (302 chars)

    Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

13. 2022-11-28
    price $115,000 302-char remark

    Show marketing remark (302 chars)

    Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

14. 2022-09-08
    listed $125,000 Active 302-char remark

    Show marketing remark (302 chars)

    Very nice mobile in senior park. Newer carpet in living room, formal dining area and family room. End of cul-de-sac, mature trees. Close to club house. Storage shed in carport. Living room/formal dining room combination. Kitchen , informal dining and family room combination. Pest report is available,

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $1,063 · $89/mo
• Expected delta: +$380/yr (+$32/mo · 55.7%)

ⓘ 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 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: $19,156
• − Mortgage interest: −$7,837
• − Property taxes: −$683
• − Insurance: −$700
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$4,070
• Taxable income: $2,802
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,274/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: 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

+11.9% since first listed

14 events — show timeline

• 2026-04-23 Pending — HAR
• 2026-04-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-09 Listed $139,900 HAR
• 2025-08-26 Price Changed $139,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-22 Price Changed $145,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-02 Price Changed $155,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-14 Listed $168,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-07-18 Sold (MLS) $80,000 HAR
• 2023-02-23 Pending — HAR
• 2023-01-23 Price Changed $85,000 HAR
• 2023-01-06 Price Changed $100,000 HAR
• 2023-01-03 Relisted — HAR
• 2022-11-28 Price Changed $115,000 HAR
• 2022-09-08 Listed $125,000 HAR

Property tax history

+2.8%/yr

Latest (2025): $683 · +0.2% YoY. Source: county tax records.