519 W Taylor St #55 · Santa Maria, CA 93458

$284,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 36 Days on market

Built 1981 1,307 sqft lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-priced 2 bedroom, 2 bath home in Casa Grande. Easy maintenance yard that is fenced and ready for your pets. Separate tool shed. Washer, dryer & refrigerator incl. w/o warranty. Satellite dish and controls also included. Make an appointment to see this today!

Key facts

• New siding
• Granite counter-tops
• 1,307 sq ft lot

Tags

• TANKLESS WATER HEATER
• HIGH-END PAINT APPLICATION
• NEW SIDING
• GRANITE COUNTER-TOPS
• EASY ACCESS WALK-IN SHOWERS
• CEILING RECESSED LIGHTING

Property features AI

Finance

• HOA & community: Age-restricted community; Pets allowed with restrictions

Exterior

• Parking: Carport; Guest parking available
• Utilities: Public water; Public sewer
• Home design: Manufactured home; 48 ft by 24 ft
• Construction: Wood siding; Composition roof; Pillar/post/pier foundation; Built by Kaufman / Broad
• Exterior features: Tool shed; Greenbelt; Level lot

Interior

• Kitchen: Gas oven/range; Garbage disposal; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Breakfast bar; Pantry
• Laundry & utility: Interior laundry with gas hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $284k.

Deal economics

• At list price, monthly cash flow is $82 ($985/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 $259k (8.9% below list).
• Recommended offer: $259k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Santa Maria — 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 71/100 on livability (#202 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Santa Maria-Bonita (urban): math 26% / reading 34% proficiency, ranked #1,023 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taylor (Ida Redmond) Elementary (833 students, 82% FRL); Kunst (Tommie) Junior High (1,030 students, 61% FRL); Pioneer Valley High (3,220 students, 74% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 56 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 41% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Santa Barbara County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $284k implies a 847% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $258,826 (8.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $142,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W Taylor St #206	0.17mi	2/2.0	1,152 (0%)	2mo	$170,000	$148	91
519 W Taylor St #35	0.07mi	2/2.0	1,152 (0%)	10mo	$125,000	$109	88
519 W Taylor St #90	0.10mi	2/2.0	1,152 (0%)	12mo	$110,000	$95	85
519 W Taylor St #132	0.18mi	2/2.0	1,152 (0%)	8mo	$89,000	$77	85
519 W Taylor St #161	0.14mi	2/2.0	1,152 (0%)	11mo	$126,000	$109	84
519 W Taylor St #376	0.19mi	2/2.0	1,152 (0%)	12mo	$130,000	$113	81
519 W Taylor St #335	0.27mi	2/2.0	1,152 (0%)	12mo	$164,900	$143	78
519 W Taylor St Unit 298B	0.40mi	2/2.0	1,152 (0%)	10mo	$134,900	$117	74
519 W Taylor St Unit 298C	0.40mi	2/2.0	1,152 (0%)	11mo	$167,000	$145	72
519 W Taylor St #180	0.24mi	2/2.0	1,248 (+8%)	14mo	$179,000	$143	63
519 W Taylor St #265	0.32mi	2/2.0	1,248 (+8%)	16mo	$155,000	$124	58
2120 Via Visalia	0.43mi	2/2.0	1,248 (+8%)	10mo	$190,000	$152	58

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-42,539
• Equity at exit: $42,345

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-37,376
• Equity at exit: $24,555

Cash invested: $79,520 (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 93458

• Rents YoY: 2.3%
• Active inventory: 56
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,588 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $82

Break-even live

Break-even rent $2,484

Max offer price $284,000

Occupancy floor 92%

Sensitivity live

Price	-10% $278	-5% $180	+0% $82	+5% $-16	+10% $-114
Rent	-10% $-122	-5% $-20	+0% $82	+5% $184	+10% $287
Rate	-1.0pp $225	-0.5pp $154	base $82	+0.5pp $8	+1.0pp $-66

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E Orchard St Santa Maria, CA	2.0	1.0	1004	$2,850	$2.84	23d	1	0.79mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	15d	1	0.90mi
715 W Alvin Ave Unit B Santa Maria, CA	2.0	1.5	1000	$2,495	$2.50	15d	1	1.06mi

Listing history 20 events

1. 2026-06-21
   days on market $284,000 Active 36 DOM
2. 2026-06-18
   days on market $284,000 Active 33 DOM
3. 2026-06-17
   days on market $284,000 Active 32 DOM
4. 2026-06-16
   days on market $284,000 Active 31 DOM
5. 2026-06-15
   days on market $284,000 Active 30 DOM
6. 2026-06-14
   days on market $284,000 Active 28 DOM
7. 2026-06-13
   days on market $284,000 Active 27 DOM
8. 2026-06-10
   days on market $284,000 Active 25 DOM
9. 2026-06-09
   days on market $284,000 Active 24 DOM
10. 2026-06-08
    days on market $284,000 Active 23 DOM
11. 2026-06-07
    days on market $284,000 Active 22 DOM
12. 2026-06-05
    days on market $284,000 Active 19 DOM
13. 2026-06-03
    days on market $284,000 Active 18 DOM
14. 2026-06-02
    pricedays on market $284,000 Active 17 DOM
15. 2026-06-01
    days on market $299,000 Active 16 DOM
16. 2026-05-31
    days on market $299,000 Active 15 DOM
17. 2026-05-30
    days on market $299,000 Active 14 DOM
18. 2026-05-15
    listed $299,000 Active
19. 2009-04-01
    soldstatus $30,000 267-char remark

    Show marketing remark (267 chars)

    Well-priced 2 bedroom, 2 bath home in Casa Grande. Easy maintenance yard that is fenced and ready for your pets. Separate tool shed. Washer, dryer & refrigerator incl. w/o warranty. Satellite dish and controls also included. Make an appointment to see this today!

20. 2009-03-01
    listed $36,000 267-char remark

    Show marketing remark (267 chars)

    Well-priced 2 bedroom, 2 bath home in Casa Grande. Easy maintenance yard that is fenced and ready for your pets. Separate tool shed. Washer, dryer & refrigerator incl. w/o warranty. Satellite dish and controls also included. Make an appointment to see this today!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,059
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − Depreciation: −$8,262
• Taxable loss: −$3,761
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $1,887/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: Santa Maria-Bonita
• NCES district ID: 0605580
• Math proficiency: 26% ▲ 3.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $50,959
• Composite: 29.11/100
• National rank: #11891
• State rank: #1023 of 1400 in CA

Livability — Santa Maria

• Score: 71/100
• State rank: #202
• US rank: #6519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Maria, CA
• County: Santa Barbara County · 410,380 people
• City population: 145,655
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 59,148
• Household income: $75,257
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2583.0

Population outlook (Santa Barbara County) Hauer SSP2

• Today (2025): 484,679 people
• By 2030: 505,323 · +4.3%
• By 2040: 545,783 · +12.6%
• By 2050: 584,263 · +20.5%
• By 2075: 682,586 · +40.8%
• By 2100: 723,188 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 41% White 8% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 21% English-only · Spanish 72% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Santa Barbara

• 2024 margin: Strong D (+26.7) · D 61.8% · R 35.1% · Other 3.1%
• 2008→2024 swing: +3.8pp toward D · 2008: 22.9pp · 2024: 26.7pp
• All cycles: 2024: D+26.7 2020: D+32.1 2016: D+28.2 2012: D+17.1 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -422.91%
• Current HPI: 347.9281
• Rent YoY: ▲ 2.31%
• Metro: Santa Maria-Santa Barbara, CA
• 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

+730.6% since first listed

3 events — show timeline

• 2026-05-15 Listed $299,000 NSBCRMLS
• 2009-04-01 Sold (MLS) $30,000 NSBCRMLS
• 2009-03-01 Listed $36,000 NSBCRMLS

Property tax history

+1.2%/yr

Latest (2025): $266 · +5.1% YoY. Source: county tax records.