650 E Washington Space#7 Blvd · Crescent City, CA 95531

$220,000

3 bd · 2.0 ba · 1,333 sqft · Manufactured · 185 Days on market

Built 2025 $165/sqft · 6% below area Est $233k · 6% under

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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 +14.0/30.0
• ARV discount +10.1/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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

Brand-new manufactured home located in Space #7 at the highly sought-after Crescent Senior Mobile Home Estates, 650 E. Washington Blvd. , Crescent City, CA. This beautifully situated home is in one of the cleanest, safest, and most well-maintained mobile home parks in the area. Ideally located next to Sutter Coast Hospital and within walking distance to Walmart and Ace Hardware, with downtown Crescent City just minutes away. This home has never been occupied and was custom ordered with numerous upgrades and special features throughout. Offering approximately 1,333 sq. ft. , the home includes 3 bedrooms and 2 bathrooms. The spacious kitchen features solid-surface countertops, attractive cabinetry, and stainless steel appliances, including a refrigerator, range/oven, microwave, dishwasher, and garbage disposal. Laminate flooring runs throughout the home, complemented by vinyl windows and abundant natural light. The covered front entry includes a sit-in porch, with two additional exterior entrances—one off the primary bedroom and another through the laundry room leading to the carport. The primary bedroom is generously sized with a walk-in closet, and the primary bathroom features a walk-in shower. Two additional bedrooms offer flexibility for guests, a den, office, or hobby room. A skylight and large windows fill the home with natural sunlight. The oversized indoor laundry room includes convenient cabinetry. Outside, enjoy a brand-new attached carport with space for two vehicles, along with a concrete driveway and walkway. The low-maintenance yard is ready for your personalized landscaping. A brand-new detached storage or workshop building is located behind the home. This is a 55+ senior community, and buyer must obtain park approval. Monthly space rent: $610, which includes water, sewer, trash service, and security. The park features paved roadways, 24-hour security cameras, and a quiet, peaceful atmosphere surrounded by friendly neighbors and well-kept homes. Easy to show almost anytime.

Key facts

• Walk-in closet
• Walk-in shower
• Covered front entry

Tags

• CUSTOM ORDERED UPGRADES
• SOLID-SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED FRONT ENTRY
• WALK-IN CLOSET
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $27 ($325/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (11.0% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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, crime F, amenities 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.
• Zoned schools: Crescent Elk Middle (491 students, 72% FRL).
• Market conditions: 230 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 13 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.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $233,375
• List price: $220,000
• Delta: -5.73%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 E Washington #35	0.00mi	2/2.0 (-1)	1,404 (+5%)	9mo	$138,000	$98	79
515 Leif Circle Cir	0.18mi	3/2.0	1,512 (+13%)	8mo	$255,000	$169	62
1775 Northcrest Dr	0.17mi	3/2.0	1,152 (-14%)	10mo	$75,000	$65	61
120 Tide St	0.32mi	3/2.0	1,512 (+13%)	7mo	$219,000	$145	57
1093 Hwy 101 N Space 13	0.59mi	3/2.0	1,404 (+5%)	8mo	$145,000	$103	56
101 Lafayette Way	0.58mi	3/3.0	1,440 (+8%)	2mo	$334,000	$232	54
120 Steelhead St	0.28mi	2/2.0 (-1)	1,188 (-11%)	12mo	$289,000	$243	54
400 Lynch Rd	0.64mi	3/2.0	1,404 (+5%)	11mo	$335,000	$239	52
1093 Hwy 101 N Space 19	0.59mi	3/2.0	1,294 (-3%)	19mo	$99,000	$77	52
365 Leif Cir	0.34mi	2/2.0 (-1)	1,134 (-15%)	7mo	$180,700	$159	49

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-33,896
• Equity at exit: $32,803

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-27,175
• Equity at exit: $19,022

Cash invested: $61,600 (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: 230
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $27

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $179	-5% $103	+0% $27	+5% $-49	+10% $-125
Rent	-10% $-128	-5% $-50	+0% $27	+5% $104	+10% $182
Rate	-1.0pp $138	-0.5pp $83	base $27	+0.5pp $-30	+1.0pp $-88

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Arlington Dr Crescent City, CA	3.0	2.0	1490	$1,950	$1.31	45d	1	0.81mi
633 Calaveras St Crescent City, CA	2.0	1.0	1354	$2,280	$1.68	45d	1	0.99mi
911 Pacific Ave Crescent City, CA	2.0–3.0	1.5–2.0	1050	$1,400	$1.33	45d	1	1.42mi

Listing history 50 events

1. 2026-06-22
   days on market $220,000 Active 185 DOM
2. 2026-06-21
   days on market $220,000 Active 184 DOM
3. 2026-06-19
   days on market $220,000 Active 182 DOM
4. 2026-06-18
   days on market $220,000 Active 181 DOM
5. 2026-06-17
   days on market $220,000 Active 180 DOM
6. 2026-06-16
   days on market $220,000 Active 179 DOM
7. 2026-06-15
   days on market $220,000 Active 178 DOM
8. 2026-06-14
   days on market $220,000 Active 176 DOM
9. 2026-06-12
   days on market $220,000 Active 175 DOM
10. 2026-06-09
    days on market $220,000 Active 172 DOM
11. 2026-06-08
    days on market $220,000 Active 171 DOM
12. 2026-06-07
    days on market $220,000 Active 170 DOM
13. 2026-06-07
    days on market $220,000 Active 169 DOM
14. 2026-06-04
    days on market $220,000 Active 166 DOM
15. 2026-06-02
    days on market $220,000 Active 165 DOM
16. 2026-06-01
    days on market $220,000 Active 164 DOM
17. 2026-05-31
    days on market $220,000 Active 163 DOM
18. 2026-05-31
    days on market $220,000 Active 162 DOM
19. 2025-12-20
    listed $220,000 Active 2028-char remark

    Show marketing remark (2028 chars)

    Brand-new manufactured home located in Space #7 at the highly sought-after Crescent Senior Mobile Home Estates, 650 E. Washington Blvd. , Crescent City, CA. This beautifully situated home is in one of the cleanest, safest, and most well-maintained mobile home parks in the area. Ideally located next to Sutter Coast Hospital and within walking distance to Walmart and Ace Hardware, with downtown Crescent City just minutes away. This home has never been occupied and was custom ordered with numerous upgrades and special features throughout. Offering approximately 1,333 sq. ft. , the home includes 3 bedrooms and 2 bathrooms. The spacious kitchen features solid-surface countertops, attractive cabinetry, and stainless steel appliances, including a refrigerator, range/oven, microwave, dishwasher, and garbage disposal. Laminate flooring runs throughout the home, complemented by vinyl windows and abundant natural light. The covered front entry includes a sit-in porch, with two additional exterior entrances—one off the primary bedroom and another through the laundry room leading to the carport. The primary bedroom is generously sized with a walk-in closet, and the primary bathroom features a walk-in shower. Two additional bedrooms offer flexibility for guests, a den, office, or hobby room. A skylight and large windows fill the home with natural sunlight. The oversized indoor laundry room includes convenient cabinetry. Outside, enjoy a brand-new attached carport with space for two vehicles, along with a concrete driveway and walkway. The low-maintenance yard is ready for your personalized landscaping. A brand-new detached storage or workshop building is located behind the home. This is a 55+ senior community, and buyer must obtain park approval. Monthly space rent: $610, which includes water, sewer, trash service, and security. The park features paved roadways, 24-hour security cameras, and a quiet, peaceful atmosphere surrounded by friendly neighbors and well-kept homes. Easy to show almost anytime.

20. 2025-11-13
    soldstatus $199,100 Closed
21. 2025-10-20
    listed $74,000 Active
22. 2025-07-18
    soldstatus $113,500 Closed
23. 2025-07-04
    listed $199,000 Active
24. 2025-06-14
    listed $137,000 Active
25. 2025-06-04
    soldstatus $125,000 Closed
26. 2025-04-15
    listed $135,000 Active
27. 2024-12-21
    listed $135,000 Active
28. 2024-11-04
    listed $130,000 Active
29. 2024-04-15
    soldstatus $40,000 Closed
30. 2024-03-06
    historical Active Under Contract
31. 2024-03-01
    listed $40,000 Active
32. 2023-12-28
    soldstatus $115,000 Closed
33. 2023-12-21
    historical Active Under Contract
34. 2023-11-29
    price $119,000
35. 2023-09-21
    listed $129,000 Active
36. 2023-08-17
    price $138,000
37. 2023-07-22
    price $142,500
38. 2023-07-10
    price $148,500
39. 2023-06-23
    listed $154,900 Active
40. 2023-05-10
    soldstatus $145,000 Closed
41. 2023-03-13
    listed $155,000 Active
42. 2023-02-20
    soldstatus $90,000
43. 2023-02-04
    soldstatus $130,000 Closed
44. 2023-01-20
    listed Active Under Contract
45. 2022-10-25
    listed $140,000
46. 2021-10-15
    soldstatus $118,400
47. 2020-02-10
    soldstatus $38,500
48. 2019-06-07
    soldstatus $85,000
49. 2019-01-30
    soldstatus $42,000
50. 2019-01-25
    soldstatus $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,505
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$6,400
• Taxable loss: −$3,379
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $1,136/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

-76.2% since first listed

42 events — show timeline

• 2025-12-20 Listed $220,000 DNAORMLS
• 2025-11-13 Sold (MLS) $199,100 DNAORMLS
• 2025-10-20 Listed $74,000 DNAORMLS
• 2025-07-18 Sold (MLS) $113,500 DNAORMLS
• 2025-07-04 Listed $199,000 DNAORMLS
• 2025-06-14 Listed $137,000 DNAORMLS
• 2025-06-04 Sold (MLS) $125,000 DNAORMLS
• 2025-04-15 Listed $135,000 DNAORMLS
• 2024-12-21 Listed $135,000 DNAORMLS
• 2024-11-04 Listed $130,000 DNAORMLS
• 2024-04-15 Sold (MLS) $40,000 DNAORMLS
• 2024-03-06 Contingent — DNAORMLS
• 2024-03-01 Listed $40,000 DNAORMLS
• 2023-12-28 Sold (MLS) $115,000 DNAORMLS
• 2023-12-21 Contingent — DNAORMLS
• 2023-11-29 Price Changed $119,000 DNAORMLS
• 2023-09-21 Listed $129,000 DNAORMLS
• 2023-08-17 Price Changed $138,000 DNAORMLS
• 2023-07-22 Price Changed $142,500 DNAORMLS
• 2023-07-10 Price Changed $148,500 DNAORMLS
• 2023-06-23 Listed $154,900 DNAORMLS
• 2023-05-10 Sold (MLS) $145,000 DNAORMLS
• 2023-03-13 Listed $155,000 DNAORMLS
• 2023-02-20 Sold (MLS) $90,000 DNAORMLS
• 2023-02-04 Sold (MLS) $130,000 DNAORMLS
• 2023-01-20 Listed — DNAORMLS
• 2022-10-25 Listed $140,000 DNAORMLS
• 2021-10-15 Sold (MLS) $118,400 DNAORMLS
• 2020-02-10 Sold (MLS) $38,500 DNAORMLS
• 2019-06-07 Sold (MLS) $85,000 DNAORMLS
• 2019-01-30 Sold (MLS) $42,000 DNAORMLS
• 2019-01-25 Sold (MLS) $45,000 DNAORMLS
• 2018-06-15 Sold (MLS) $16,800 DNAORMLS
• 2017-05-03 Sold (MLS) $27,000 DNAORMLS
• 2017-04-28 Sold (MLS) $31,000 DNAORMLS
• 2016-10-25 Sold (MLS) $58,000 DNAORMLS
• 2015-05-15 Sold (MLS) $15,000 DNAORMLS
• 2015-03-11 Sold (MLS) $27,900 DNAORMLS
• 2014-09-01 Sold (MLS) $26,000 DNAORMLS
• 2013-05-13 Sold (MLS) $35,000 DNAORMLS
• 2009-05-06 Sold (Public Records) $975,000 Public Records
• 2008-09-02 Sold (Public Records) $925,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $16,496 · +5.9% YoY. Source: county tax records.