1430 Margie St · Crescent City, CA 95531

$100,000

4 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 44 Days on market

Built 1981 9,583 sqft lot $79/sqft · 69% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

1430 Margie St, Crescent City, CA 95531 Great investment opportunity in a centrally located Crescent City neighborhood! This property has been recently cleaned and is ready for your vision. With a fresh start and solid potential, it’s an ideal project for investors, flippers, or buyers looking to build equity. Conveniently situated near local amenities, shopping, and services, this home offers both location and opportunity. Whether you’re planning to renovate and resell or customize it into your own residence, this property presents a valuable chance to create something special. Bring your ideas and unlock the potential!

Key facts

• Recently cleaned
• Services
• Centrally located

Tags

• CENTRALLY LOCATED
• RECENTLY CLEANED
• LOCAL AMENITIES
• SHOPPING
• SERVICES

Property features AI

Finance

• Other: Listing agent contact cell: 707-951-0857

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Sewer connected
• Home design: Single-family residential; Residential property
• Construction: Frame construction; Composition roof; Slab foundation; Built on a 0.22 acre lot
• Exterior features: Level lot

Interior

• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.46% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.22%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $321,815
• List price: $100,000
• Delta: -68.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
696 Cooper Ave	0.28mi	3/2.0 (-1)	1,306 (+3%)	5mo	$294,900	$226	72
311 W Essex	0.23mi	4/2.0	1,400 (+11%)	2mo	$250,000	$179	70
855 G St	0.36mi	3/1.0 (-1)	1,199 (-5%)	5mo	$220,000	$183	61
902 Fresno St	0.56mi	3/2.0 (-1)	1,306 (+3%)	3mo	$320,000	$245	61
780 J St	0.49mi	4/1.0	1,337 (+6%)	3mo	$158,265	$118	61
180 Grand Ave	0.39mi	3/1.0 (-1)	1,159 (-8%)	5mo	$340,000	$293	55
469 Murphy Ave	0.36mi	3/2.0 (-1)	1,100 (-13%)	4mo	$145,000	$132	54
407 Glenn St	0.30mi	3/2.0 (-1)	1,095 (-13%)	10mo	$339,000	$310	51
909 9th St	0.43mi	4/1.0	1,445 (+14%)	4mo	$205,000	$142	48
373 Grant Ave	0.71mi	3/2.0 (-1)	1,400 (+11%)	3mo	$280,000	$200	41
611 4th St	0.59mi	3/1.0 (-1)	1,426 (+13%)	4mo	$335,000	$235	39
441 3rd St. St	0.62mi	3/1.0 (-1)	1,392 (+10%)	10mo	$132,300	$95	37

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $15,335
• Equity at exit: $14,910

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $53,969
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $495

Break-even live

Break-even rent $832

Max offer price $100,000

Occupancy floor 61%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Pacific Ave Crescent City, CA	2.0–3.0	1.5–2.0	1050	$1,400	$1.33	44d	1	0.14mi
1610 Arlington Dr Crescent City, CA	3.0	2.0	1490	$1,950	$1.31	44d	1	1.23mi

Listing history 8 events

1. 2026-06-07
   days on market $100,000 Active 44 DOM
2. 2026-06-07
   days on market $100,000 Active 43 DOM
3. 2026-06-04
   days on market $100,000 Active 40 DOM
4. 2026-06-02
   days on market $100,000 Active 39 DOM
5. 2026-06-01
   days on market $100,000 Active 38 DOM
6. 2026-05-31
   days on market $100,000 Active 37 DOM
7. 2026-05-31
   days on market $100,000 Active 36 DOM
8. 2026-04-24
   listed $100,000 Active 641-char remark

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9 d/yr ≥71°F today · 30 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: $17,500
• − Mortgage interest: −$5,602
• − Property taxes: −$1,090
• − Insurance: −$500
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,909
• Taxable income: $4,599
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,838/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

• Census place: Crescent City, CA
• 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

1 event — show timeline

• 2026-04-24 Listed $100,000 DNAORMLS

Property tax history

+2.0%/yr

Latest (2025): $1,090 · +4.4% YoY. Source: county tax records.