203 Vista Prieta Ct · Live Oak, CA 95062

$235,000

1 bd · 1.0 ba · 600 sqft · Other public records · 675 Days on market

Built 1986 $450/mo HOA · 14% of rent ↓ 15% since listing

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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 +25.0/30.0
• 1% rule +8.7/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

Key facts

• $450 HOA
• Parking
• Built 1986

Property features AI

Finance

• Other: Living area approximately 600
• HOA & community: HOA: Vista Prieta; HOA fee includes landscaping/gardening and exterior maintenance; Has HOA

Exterior

• Parking: Assigned parking space; Uncovered parking (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Common interest development; Senior community (62+); Zoned RM-5
• Construction: Concrete slab foundation; Built within a common interest development
• Exterior features: Composition roof

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Dining area integrated with the living room; Wall furnace heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.8% in Live Oak — 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 72/100 on livability (#197 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, commute A; Watch: employment C-, crime F, cost of living F.
• Live Oak Elementary (suburban): math 45% / reading 54% proficiency, ranked #431 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 68 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 224 units permitted in Santa Cruz County in 2024 (25 in 5+ unit buildings).
• This rent runs 34% of the median local income ($112k/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 $7k of value loss. Plan a longer hold.
• Santa Cruz County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 675 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 675 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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: 1.37% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-12,693
• Equity at exit: $35,039

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,670
• Equity at exit: $20,319

Cash invested: $65,800 (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 95062

• Rents YoY: 0.6%
• Active inventory: 68
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,210 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$98
• HOA: −$450
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $512

Break-even live

Break-even rent $2,562

Max offer price $235,000

Occupancy floor 79%

Sensitivity live

Price	-10% $645	-5% $579	+0% $512	+5% $446	+10% $379
Rent	-10% $259	-5% $386	+0% $512	+5% $639	+10% $766
Rate	-1.0pp $631	-0.5pp $572	base $512	+0.5pp $451	+1.0pp $390

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3282 Winkle Ave Santa Cruz, CA	1.0	1.0	611	$2,950	$4.83	21d	1	0.76mi
609 Frederick St Santa Cruz, CA	1.0	1.0	521	$4,718	$9.06	14d	1	1.21mi
1630 Merrill St Santa Cruz, CA	1.0–3.0	1.0–2.0	789	$2,995	$3.79	14d	5	1.33mi
822 Eaton St Unit B Santa Cruz, CA	2.0	2.0	700	$4,300	$6.14	14d	1	1.34mi
657 24th Ave Unit 17 Santa Cruz, CA	1.0	1.0	600	$2,595	$4.33	21d	1	1.40mi
2333 Portola Dr Santa Cruz, CA	1.0–2.0	1.0	795	$2,845	$3.58	14d	1	1.45mi
1745 46th Ave Capitola, CA	1.0	1.0	614	$3,380	$5.50	3d	5	1.45mi

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 21 events

1. 2026-06-18
   days on market $235,000 Active 675 DOM
2. 2026-06-17
   days on market $235,000 Active 674 DOM
3. 2026-06-16
   days on market $235,000 Active 673 DOM
4. 2026-06-15
   days on market $235,000 Active 672 DOM
5. 2026-06-14
   days on market $235,000 Active 670 DOM
6. 2026-06-13
   days on market $235,000 Active 669 DOM
7. 2026-06-10
   days on market $235,000 Active 667 DOM
8. 2026-06-09
   days on market $235,000 Active 666 DOM
9. 2026-06-08
   days on market $235,000 Active 665 DOM
10. 2026-06-07
    days on market $235,000 Active 664 DOM
11. 2026-06-02
    days on market $235,000 Active 659 DOM
12. 2026-06-01
    days on market $235,000 Active 658 DOM
13. 2026-05-31
    days on market $235,000 Active 657 DOM
14. 2026-05-30
    days on market $235,000 Active 656 DOM
15. 2025-08-09
    price $235,000 929-char remark

    Show marketing remark (929 chars)

    Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

16. 2025-08-09
    price $235,000 929-char remark

    Show marketing remark (929 chars)

    Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

17. 2025-05-07
    historical
18. 2025-03-30
    price $260,000 929-char remark

    Show marketing remark (929 chars)

    Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

19. 2025-03-30
    price $260,000 929-char remark

    Show marketing remark (929 chars)

    Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

20. 2024-08-12
    listed $275,000 Active 929-char remark

    Show marketing remark (929 chars)

    Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

21. 2024-08-12
    listed $275,000 Active 929-char remark

    Show marketing remark (929 chars)

    Are you a senior, looking for an affordable condo in a convenient location, in the heart of the county? Check this out! Vista Prieta is a senior, Measure J condo complex situated in Live Oak, the "sweet spot" between City of Santa Cruz and City of Capitola. This clean, upstairs, single level condo is in great shape and ready to sell. Laundry facility is just down the hall, and a dedicated parking spot is included in the purchase. Use the community room to work on a puzzle or play cards with neighbors. NOTE: Some photos have been virtually staged - no furniture is included in sale or physically on site. PLEASE NOTE: This unit is reserved for a buyer(s) who is 62 or older AND qualifies to purchase under the current Measure J requirements. PLEASE CAREFULLY REVIEW THOSE REQUIREMENTS WITH YOUR REALTOR AND LENDER PRIOR TO VIEWING THE UNIT OR WRITING AN OFFER. Sorry, no investors. BUYER TO VERIFY ALL INFORMATION.

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,523
• − Mortgage interest: −$13,164
• − Property taxes: −$2,921
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,082
• − Management: −$3,082
• − HOA: −$5,400
• − Depreciation: −$6,836
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $5,461/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: Live Oak Elementary
• NCES district ID: 0621990
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $59,519
• Composite: 45.3/100
• National rank: #5742
• State rank: #431 of 1400 in CA

Livability — Live Oak

• Score: 72/100
• State rank: #197
• US rank: #6366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Live Oak, CA
• County: Santa Cruz County · 225,113 people
• City population: 36,047
• Metro: Santa Cruz-Watsonville, CA
• Population (ZIP): 35,607
• Household income: $112,106
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1672.0

Population outlook (Santa Cruz County) Hauer SSP2

• Today (2025): 299,046 people
• By 2030: 311,246 · +4.1%
• By 2040: 332,813 · +11.3%
• By 2050: 352,797 · +18.0%
• By 2075: 406,837 · +36.0%
• By 2100: 435,763 · +45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Santa Cruz

• 2024 margin: Solid D (+54.4) · D 75.3% · R 20.9% · Other 3.9%
• 2008→2024 swing: -3.2pp toward R · 2008: 57.7pp · 2024: 54.4pp
• All cycles: 2024: D+54.4 2020: D+60.3 2016: D+57.3 2012: D+54.1 2008: D+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1390.84%
• Current HPI: 319.0529
• Rent YoY: ▲ 0.61%
• Metro: Santa Cruz-Watsonville, 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

-14.5% since first listed

7 events — show timeline

• 2025-08-09 Price Changed $235,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-09 Price Changed $235,000 MLSListings
• 2025-05-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-30 Price Changed $260,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-30 Price Changed $260,000 MLSListings
• 2024-08-12 Listed $275,000 MLSListings
• 2024-08-12 Listed $275,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.6%/yr

Latest (2025): $2,921 · +7.8% YoY. Source: county tax records.