213 N Fred Haight Dr · Smith River, CA 95567

$109,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 121 Days on market

Built 1991 Fair condition

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.2/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming 1-bedroom, 1-bathroom home located in Rowdy Creek Mobile Home Park, a peaceful 55+ community in Smith River. This 396 sq. ft. home is situated at the end of the road with stunning views of Rowdy Creek and access to a beautifully maintained outdoor area featuring picnic tables, benches, a garden, and a brick barbecue station. Interior highlights include an L-shaped kitchen with vintage charm, a brand new propane oven, a dining nook with floral accent wall, and a bright living room with sliding glass door access to the covered deck. The bedroom offers brand new carpet, built-in cabinetry, and custom storage nooks. Abundant natural light enhances the home’s cozy yet open feel. Space rent is $475/month and includes water, sewer, trash, and full access to a 9x11 detached shed—ideal for storage or hobbies. The park also provides an on-site laundry facility. Located just minutes from the Pacific Ocean, Jedediah Smith Redwoods State Park, and endless outdoor recreation. HOME IS BEING SOLD AS IS.

Key facts

• Ample counter space
• Generous cabinetry
• Laundry area

Tags

• OPEN-CONCEPT LIVING AREA
• GENEROUS CABINETRY
• AMPLE COUNTER SPACE
• LAUNDRY AREA
• COVERED FRONT DECK
• RIVER ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#640 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: health & safety C-, schools F, 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: 45 active listings in the ZIP; 55 units permitted in Del Norte County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($754 loan paydown + $412 appreciation (0.4% local appreciation)).
• Del Norte County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $26k; list at $109k implies a 323% gain — meaningful room to come down on a strong offer.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.34×
• Total profit: $10,233
• Equity at exit: $33,727

10-year hold

• IRR: 11.6%
• Equity multiple: 2.32×
• Total profit: $40,271
• Equity at exit: $42,237

Cash invested: $30,520 (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 95567

• Home prices YoY: 0.3%
• Active inventory: 45
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $180

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $255	-5% $217	+0% $180	+5% $142	+10% $104
Rent	-10% $87	-5% $133	+0% $180	+5% $226	+10% $273
Rate	-1.0pp $235	-0.5pp $208	base $180	+0.5pp $152	+1.0pp $123

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $109,000 Active 121 DOM
2. 2026-06-18
   days on market $109,000 Active 120 DOM
3. 2026-06-17
   days on market $109,000 Active 119 DOM
4. 2026-06-16
   days on market $109,000 Active 118 DOM
5. 2026-06-15
   days on market $109,000 Active 117 DOM
6. 2026-06-14
   days on market $109,000 Active 115 DOM
7. 2026-06-12
   days on market $109,000 Active 114 DOM
8. 2026-06-09
   days on market $109,000 Active 111 DOM
9. 2026-06-08
   days on market $109,000 Active 110 DOM
10. 2026-06-07
    days on market $109,000 Active 109 DOM
11. 2026-06-07
    days on market $109,000 Active 108 DOM
12. 2026-06-04
    days on market $109,000 Active 105 DOM
13. 2026-06-02
    days on market $109,000 Active 104 DOM
14. 2026-06-01
    days on market $109,000 Active 103 DOM
15. 2026-05-31
    days on market $109,000 Active 102 DOM
16. 2026-05-31
    days on market $109,000 Active 101 DOM
17. 2026-04-16
    soldstatus $25,742 Closed 1023-char remark

    Show marketing remark (1023 chars)

    Charming 1-bedroom, 1-bathroom home located in Rowdy Creek Mobile Home Park, a peaceful 55+ community in Smith River. This 396 sq. ft. home is situated at the end of the road with stunning views of Rowdy Creek and access to a beautifully maintained outdoor area featuring picnic tables, benches, a garden, and a brick barbecue station. Interior highlights include an L-shaped kitchen with vintage charm, a brand new propane oven, a dining nook with floral accent wall, and a bright living room with sliding glass door access to the covered deck. The bedroom offers brand new carpet, built-in cabinetry, and custom storage nooks. Abundant natural light enhances the home’s cozy yet open feel. Space rent is $475/month and includes water, sewer, trash, and full access to a 9x11 detached shed—ideal for storage or hobbies. The park also provides an on-site laundry facility. Located just minutes from the Pacific Ocean, Jedediah Smith Redwoods State Park, and endless outdoor recreation. HOME IS BEING SOLD AS IS.

18. 2026-02-19
    listed $109,000 Active 1481-char remark

    Show marketing remark (1481 chars)

    Creekside Living in Smith River! WOW — this 2 bedroom, 2 bath Skyline manufactured home built in 1991 with approximately 1,152 sq ft sits right along beautiful Rowdy Creek in the desirable Rowdy Creek Adult Park in space #21. Step outside and enjoy the peaceful sights and sounds of the water, with park benches perfectly placed to relax and unwind. Inside, you’ll appreciate the open-concept living area with vaulted ceilings and abundant windows that flood the space with natural light. Recent updates include fresh paint and newer flooring, giving the home a clean, move-in ready feel. The kitchen offers generous cabinetry and ample counter space, ideal for everyday living and entertaining. The laundry area is conveniently located near the back door and connects to the guest bathroom for functional flow. The primary suite features a slight vaulted ceiling and an ensuite bath with a shower/tub combo. The second bedroom and bath provide comfortable space for guests, hobbies, or a home office. Enjoy your morning coffee on the covered front deck while listening to the creek nearby. Monthly space rent is $500 and includes water, sewer, and garbage. Buyer must be park approved. Low yearly property taxes of approximately $227. Located in Smith River, just minutes from the Redwoods, hiking trails, river access, and beachcombing along the Pacific Coast. Affordable coastal living with a peaceful creekside setting — this is one you’ll want to see.

19. 2025-11-17
    price $30,000 1023-char remark

    Show marketing remark (1023 chars)

    Charming 1-bedroom, 1-bathroom home located in Rowdy Creek Mobile Home Park, a peaceful 55+ community in Smith River. This 396 sq. ft. home is situated at the end of the road with stunning views of Rowdy Creek and access to a beautifully maintained outdoor area featuring picnic tables, benches, a garden, and a brick barbecue station. Interior highlights include an L-shaped kitchen with vintage charm, a brand new propane oven, a dining nook with floral accent wall, and a bright living room with sliding glass door access to the covered deck. The bedroom offers brand new carpet, built-in cabinetry, and custom storage nooks. Abundant natural light enhances the home’s cozy yet open feel. Space rent is $475/month and includes water, sewer, trash, and full access to a 9x11 detached shed—ideal for storage or hobbies. The park also provides an on-site laundry facility. Located just minutes from the Pacific Ocean, Jedediah Smith Redwoods State Park, and endless outdoor recreation. HOME IS BEING SOLD AS IS.

20. 2025-09-08
    price $39,000 1023-char remark

    Show marketing remark (1023 chars)

    Charming 1-bedroom, 1-bathroom home located in Rowdy Creek Mobile Home Park, a peaceful 55+ community in Smith River. This 396 sq. ft. home is situated at the end of the road with stunning views of Rowdy Creek and access to a beautifully maintained outdoor area featuring picnic tables, benches, a garden, and a brick barbecue station. Interior highlights include an L-shaped kitchen with vintage charm, a brand new propane oven, a dining nook with floral accent wall, and a bright living room with sliding glass door access to the covered deck. The bedroom offers brand new carpet, built-in cabinetry, and custom storage nooks. Abundant natural light enhances the home’s cozy yet open feel. Space rent is $475/month and includes water, sewer, trash, and full access to a 9x11 detached shed—ideal for storage or hobbies. The park also provides an on-site laundry facility. Located just minutes from the Pacific Ocean, Jedediah Smith Redwoods State Park, and endless outdoor recreation. HOME IS BEING SOLD AS IS.

21. 2025-08-22
    listed $45,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Charming 1-bedroom, 1-bathroom home located in Rowdy Creek Mobile Home Park, a peaceful 55+ community in Smith River. This 396 sq. ft. home is situated at the end of the road with stunning views of Rowdy Creek and access to a beautifully maintained outdoor area featuring picnic tables, benches, a garden, and a brick barbecue station. Interior highlights include an L-shaped kitchen with vintage charm, a brand new propane oven, a dining nook with floral accent wall, and a bright living room with sliding glass door access to the covered deck. The bedroom offers brand new carpet, built-in cabinetry, and custom storage nooks. Abundant natural light enhances the home’s cozy yet open feel. Space rent is $475/month and includes water, sewer, trash, and full access to a 9x11 detached shed—ideal for storage or hobbies. The park also provides an on-site laundry facility. Located just minutes from the Pacific Ocean, Jedediah Smith Redwoods State Park, and endless outdoor recreation. HOME IS BEING SOLD AS IS.

22. 2025-07-30
    listed $119,500 Active
23. 2025-07-23
    historical

ⓘ 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: $14,173
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,171
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $2,050/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 · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bath mobile home requires moderate repairs and maintenance to improve its condition and value. Upgrading the interior and landscaping would significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathtub and fixtures — Dated appearance
• Moderate Exterior siding — Weathered appearance
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace countertops — Modern countertops improve functionality
• Resale Upgrade flooring — Updated flooring enhances overall aesthetic
• Both Trim landscaping — Neat landscaping improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathtub and fixtures · Dated appearance	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace countertops — Modern countertops improve functionality ↑
• Resale Upgrade flooring — Updated flooring enhances overall aesthetic ↑
• Both Trim landscaping — Neat landscaping improves curb appeal and enhances property value ↑

ⓘ 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: 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 — Smith River

• Score: 59/100
• State rank: #640
• US rank: #20107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smith River, CA
• Population (ZIP): 2,349

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 0.62)
• Race & ethnicity: White 58% Hispanic / Latino 21% Native American 18% Two or more races 3%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Slovak 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15% Korean 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: ▲ 0.38%
• Current HPI: 142.8439
• 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

-78.5% since first listed

7 events — show timeline

• 2026-04-16 Sold (MLS) $25,742 DNAORMLS
• 2026-02-19 Listed $109,000 DNAORMLS
• 2025-11-17 Price Changed $30,000 DNAORMLS
• 2025-09-08 Price Changed $39,000 DNAORMLS
• 2025-08-22 Listed $45,000 DNAORMLS
• 2025-07-30 Listed $119,500 DNAORMLS
• 2025-07-23 Coming Soon — DNAORMLS