1203 Via Asueto · Santa Maria, CA 93454

$110,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 104 Days on market

Built 1975 565 sqft lot Est $160k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the 'Rio Vista Retreat' in the 55+ community of Casa Del Rio Mobile Estates. This 2-bedroom, 2-bath home offers approximately 1,440 square feet of thoughtfully laid-out living space. The open floor plan includes a bright living room that connects seamlessly to the kitchen, featuring wood cabinetry and a center island for both everyday use and gatherings. A sunroom adds flexible space for year-round enjoyment or hobbies. The primary suite offers a private en-suite bathroom with a walk-in shower, while the secondary bedroom is conveniently located near the additional full bathroom. Additional features include a dedicated laundry area with built-in shelving, a covered two-car carport, and dual front entrances leading to a covered porch. The fenced backyard is designed for low-maintenance living, with space for outdoor seating or a BBQ area, along with a storage shed for added convenience. Residents of Casa Del Rio have access to community amenities, including a clubhouse, pool, and spa available year-round. Current space rent is $1,236.15. Buyers are encouraged to verify current space rent and park requirements with park management.

Key facts

• Open floor plan
• Versatile sunroom
• Walk-in shower

Tags

• OPEN FLOOR PLAN
• WOOD CABINETRY
• CENTER ISLAND
• VERSATILE SUNROOM
• PRIVATE EN-SUITE BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Other: Pets allowed; Public records used for lot and living area information
• Financial info: Land lease (monthly) — amount reported by seller; Rent includes pool
• HOA & community: Part of an association; Senior community; Association amenities include pool, spa, clubhouse, gym/exercise room, on-site property management, front yard maintenance, and pet-friendly policies; Park name: Casa Del Rio Mobile Estates; Community features include gutters, curbs, street lighting, sidewalks and suburban setting

Exterior

• Parking: Two parking spaces; Covered parking; Attached carport (2 spaces); Concrete driveway; Paved on-site guest parking; Driveway-level access
• Security: Resident manager (on-site property management); Manager approval required
• Utilities: District/public water; Public sewer; Standard electric service; Natural gas connected; Sewer connected; Electricity connected; Water connected; Telephone available in street; Cable available
• Home design: Single-story home; Raised foundation; Mobile home remains (12' x 64'); Rectangular level lot; Faces front entry; Has a view
• Construction: Concrete and metal construction with drywall interior walls; Synthetic roof; Raised foundation
• Exterior features: Covered front porch; Deck; Rain gutters; Covered patio; In-ground community pool (fenced); Back yard; Shed

Interior

• Kitchen: Kitchen island; Laminate counters; Gas cooktop; Range/stove hood; Refrigerator; Garbage disposal; Dishwasher; Vented exhaust fan; Gas water heater
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground floor; Sun room
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Bathtub; Shower-in-tub; Exhaust fans
• Heating & cooling: Forced air heating
• Interior features: Ceiling fan; Storage space; One-level living; Front entry; Resident manager; Community spa
• Laundry & utility: Laundry inside; Gas and electric dryer hookups; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: Tunnell (Martin Luther) Elementary (803 students, 78% FRL); Kunst (Tommie) Junior High (1,030 students, 61% FRL); Pioneer Valley High (3,220 students, 74% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 82 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($82k/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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y 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.

Risks & watch-outs

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

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.33% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.24%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $159,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 Via Asueto	0.14mi	2/2.0	1,440 (0%)	2mo	$210,000	$146	92
1127 Via Contento	0.05mi	2/2.0	1,392 (-3%)	6mo	$115,000	$83	87
1602 Via Tropico	0.06mi	3/2.0 (+1)	1,512 (+5%)	0mo	$320,000	$212	83
1627 Via Sabroso	0.18mi	2/2.0	1,440 (0%)	13mo	$60,000	$42	81
1127 Via Estio	0.12mi	2/2.0	1,536 (+7%)	7mo	$152,000	$99	78
1608 Via Quantico	0.07mi	3/2.0 (+1)	1,536 (+7%)	4mo	$115,000	$75	78
1620 Via Ynez	0.24mi	3/2.0 (+1)	1,488 (+3%)	1mo	$165,000	$111	77
1651 Via Quantico	0.21mi	3/2.0 (+1)	1,521 (+6%)	4mo	$200,000	$131	72
1632 Via Undoso	0.23mi	2/2.0	1,320 (-8%)	8mo	$149,000	$113	69
1201 Via Gusto	0.18mi	3/2.0 (+1)	1,536 (+7%)	10mo	$165,000	$107	67
1617 Via Rico	0.10mi	3/2.0 (+1)	1,568 (+9%)	11mo	$174,000	$111	66
1205 Via Hielo	0.22mi	2/2.0	1,248 (-13%)	15mo	$65,000	$52	55

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 3.01×
• Total profit: $61,756
• Equity at exit: $16,401

10-year hold

• IRR: 52.0%
• Equity multiple: 6.14×
• Total profit: $158,309
• Equity at exit: $9,511

Cash invested: $30,800 (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 93454

• Rents YoY: 3.3%
• Active inventory: 82
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,564 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,238

Break-even live

Break-even rent $996

Max offer price $110,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,300	-5% $1,269	+0% $1,238	+5% $1,207	+10% $1,176
Rent	-10% $1,036	-5% $1,137	+0% $1,238	+5% $1,339	+10% $1,441
Rate	-1.0pp $1,293	-0.5pp $1,266	base $1,238	+0.5pp $1,210	+1.0pp $1,181

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 N Suey Rd Santa Maria, CA	2.0	2.0	1296	$2,500	$1.93	15d	1	0.07mi
914 E El Camino St Santa Maria, CA	3.0	2.0	1441	$3,400	$2.36	22d	1	0.88mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	15d	1	1.15mi

Listing history 34 events

1. 2026-06-21
   days on market $110,000 Active 104 DOM
2. 2026-06-18
   days on market $110,000 Active 101 DOM
3. 2026-06-17
   days on market $110,000 Active 100 DOM
4. 2026-06-16
   days on market $110,000 Active 99 DOM
5. 2026-06-15
   days on market $110,000 Active 98 DOM
6. 2026-06-14
   days on market $110,000 Active 96 DOM
7. 2026-06-13
   days on market $110,000 Active 95 DOM
8. 2026-06-10
   days on market $110,000 Active 93 DOM
9. 2026-06-09
   days on market $110,000 Active 92 DOM
10. 2026-06-08
    days on market $110,000 Active 91 DOM
11. 2026-06-07
    days on market $110,000 Active 90 DOM
12. 2026-06-05
    days on market $110,000 Active 87 DOM
13. 2026-06-03
    days on market $110,000 Active 86 DOM
14. 2026-06-02
    days on market $110,000 Active 85 DOM
15. 2026-06-01
    days on market $110,000 Active 84 DOM
16. 2026-05-31
    days on market $110,000 Active 83 DOM
17. 2026-05-30
    days on market $110,000 Active 82 DOM
18. 2026-04-06
    price $110,000 1159-char remark

    Show marketing remark (1159 chars)

    Introducing the 'Rio Vista Retreat' in the 55+ community of Casa Del Rio Mobile Estates. This 2-bedroom, 2-bath home offers approximately 1,440 square feet of thoughtfully laid-out living space. The open floor plan includes a bright living room that connects seamlessly to the kitchen, featuring wood cabinetry and a center island for both everyday use and gatherings. A sunroom adds flexible space for year-round enjoyment or hobbies. The primary suite offers a private en-suite bathroom with a walk-in shower, while the secondary bedroom is conveniently located near the additional full bathroom. Additional features include a dedicated laundry area with built-in shelving, a covered two-car carport, and dual front entrances leading to a covered porch. The fenced backyard is designed for low-maintenance living, with space for outdoor seating or a BBQ area, along with a storage shed for added convenience. Residents of Casa Del Rio have access to community amenities, including a clubhouse, pool, and spa available year-round. Current space rent is $1,236.15. Buyers are encouraged to verify current space rent and park requirements with park management.

19. 2026-04-05
    price $110,000
20. 2026-03-09
    listed $115,000 Active
21. 2026-02-13
    listed $115,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    Introducing the 'Rio Vista Retreat' in the 55+ community of Casa Del Rio Mobile Estates. This 2-bedroom, 2-bath home offers approximately 1,440 square feet of thoughtfully laid-out living space. The open floor plan includes a bright living room that connects seamlessly to the kitchen, featuring wood cabinetry and a center island for both everyday use and gatherings. A sunroom adds flexible space for year-round enjoyment or hobbies. The primary suite offers a private en-suite bathroom with a walk-in shower, while the secondary bedroom is conveniently located near the additional full bathroom. Additional features include a dedicated laundry area with built-in shelving, a covered two-car carport, and dual front entrances leading to a covered porch. The fenced backyard is designed for low-maintenance living, with space for outdoor seating or a BBQ area, along with a storage shed for added convenience. Residents of Casa Del Rio have access to community amenities, including a clubhouse, pool, and spa available year-round. Current space rent is $1,236.15. Buyers are encouraged to verify current space rent and park requirements with park management.

22. 2023-10-17
    soldstatus $119,400 Closed 599-char remark

    Show marketing remark (599 chars)

    Welcome to 1203 Via Asueto of Casa Del Rio Mobile Estates. This turnkey property features two bedrooms, two bathrooms, a large open floor plan, new flooring, and fresh paint throughout. Off the kitchen you will find a covered patio that leads to the home's back yard with a producing avocado tree. The home is situated near the park's amenities so you are just steps from the clubhouse, pool, and ample guest parking. Casa Del Rio Mobile Estates is nestled at the base of Santa Maria's rolling hillside and is conveniently located near shopping, restaurants, and Marian Medical Center.

23. 2023-07-17
    status Pending 599-char remark

    Show marketing remark (599 chars)

    Welcome to 1203 Via Asueto of Casa Del Rio Mobile Estates. This turnkey property features two bedrooms, two bathrooms, a large open floor plan, new flooring, and fresh paint throughout. Off the kitchen you will find a covered patio that leads to the home's back yard with a producing avocado tree. The home is situated near the park's amenities so you are just steps from the clubhouse, pool, and ample guest parking. Casa Del Rio Mobile Estates is nestled at the base of Santa Maria's rolling hillside and is conveniently located near shopping, restaurants, and Marian Medical Center.

24. 2023-07-05
    listed $132,000 Active 599-char remark

    Show marketing remark (599 chars)

    Welcome to 1203 Via Asueto of Casa Del Rio Mobile Estates. This turnkey property features two bedrooms, two bathrooms, a large open floor plan, new flooring, and fresh paint throughout. Off the kitchen you will find a covered patio that leads to the home's back yard with a producing avocado tree. The home is situated near the park's amenities so you are just steps from the clubhouse, pool, and ample guest parking. Casa Del Rio Mobile Estates is nestled at the base of Santa Maria's rolling hillside and is conveniently located near shopping, restaurants, and Marian Medical Center.

25. 2022-10-18
    soldstatus $40,000,000
26. 2018-05-01
    soldstatus $42,500 Closed
27. 2018-04-02
    status Pending
28. 2018-03-02
    listed $48,500 Active
29. 2017-04-07
    historical
30. 2017-04-07
    historical
31. 2015-10-15
    soldstatus $35,000
32. 2015-03-04
    listed $39,800
33. 1997-11-04
    listed $37,000
34. 1996-02-15
    listed $33,000

ⓘ 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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 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 · 16 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: $30,762
• − Mortgage interest: −$6,162
• − Property taxes: −$1,973
• − Insurance: −$550
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$3,200
• Taxable income: $13,955
• Est. tax owed @ 24.0%: −$3,349
• After-tax cash flow: $11,507/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): 41,896
• Household income: $81,522
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1893.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 37% White 20% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 43% English-only · Spanish 52% Tagalog/Filipino 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: ▼ -543.97%
• Current HPI: 313.0849
• Rent YoY: ▲ 3.26%
• 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

+233.3% since first listed

17 events — show timeline

• 2026-04-06 Price Changed $110,000 NSBCRMLS
• 2026-04-05 Price Changed $110,000 CRMLS
• 2026-03-09 Listed $115,000 CRMLS
• 2026-02-13 Listed $115,000 NSBCRMLS
• 2023-10-17 Sold (MLS) $119,400 NSBCRMLS
• 2023-07-17 Pending — NSBCRMLS
• 2023-07-05 Listed $132,000 NSBCRMLS
• 2022-10-18 Sold (Public Records) $40,000,000 Public Records
• 2018-05-01 Sold (MLS) $42,500 NSBCRMLS
• 2018-04-02 Pending — NSBCRMLS
• 2018-03-02 Listed $48,500 NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2015-10-15 Sold (MLS) $35,000 NSBCRMLS
• 2015-03-04 Listed $39,800 NSBCRMLS
• 1997-11-04 Listed $37,000 NSBCRMLS
• 1996-02-15 Listed $33,000 NSBCRMLS

Property tax history

+20.4%/yr

Latest (2025): $1,973 · +5.1% YoY. Source: county tax records.