2965 Seabreeze Dr · Malibu, CA 90265

$1,695,000

3 bd · 3.0 ba · 1,998 sqft · SingleFamily public records · 26 Days on market

Built 1979 7,093 sqft lot Est $2004k · 15% 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).

• ARV discount +14.4/15.0
• Cash flow +9.5/30.0
• Schools +6.2/10.0
• Appreciation +5.3/10.0
• DSCR +2.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.7/5.0

Listing remarks

Panoramic Ocean Views!! Experience iconic California coastal living in this dramatic Malibu whitewater ocean-view residence, offering sweeping unobstructed vistas of the Pacific Ocean and surrounding canyons from nearly every room. Welcome to "Casa de la Nueva Vida", a stunning coastal retreat perched above the Pacific, where breathtaking sunsets, refreshing ocean breezes, and a seamless indoor-outdoor lifestyle define everyday living in one of Malibu's most sought-after neighborhoods. This light-filled, open-concept home is thoughtfully designed for both relaxed living and elegant entertainment. The spacious, updated kitchen offers a center island, bar seating, and abundant stora

Key facts

• Expansive windows
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• CUSTOM MAPLE CABINETRY
• GRANITE COUNTERTOPS
• VAULTED CEILINGS
• EXPANSIVE WINDOWS
• FIREPLACE

Property features AI

Finance

• Other: Property is fee land; Located in a coastal commission special zoning area
• HOA & community: No HOA amenities

Exterior

• Parking: Total of 5 parking spaces; 2 covered spaces; 2 carport spaces (detached carport); 3 additional open spaces; Driveway; Assigned parking; Built-in storage
• Security: Gated community / gated entry; Other security features
• Utilities: Septic system; Water available in street
• Home design: Detached single-family residence; Multi-level home (three or more levels); Faces south; Entry at first floor; Gated
• Construction: Stucco exterior
• Exterior features: Decks and attached living room deck; Covered porch; Patio home / hillside / canyon lot location; Back yard; Street paved; Fenced yard; Chain link fence; Sprinkler system; Panoramic coastline, ocean, white water, water, canyon and mountain views

Interior

• Kitchen: Electric cooking; Double oven; Microwave; Range/oven; Hood fan; Kitchen island; Dishwasher; Garbage disposal; Built-in refrigerator/freezer and ice maker (appliances included)
• Bedrooms: All bedrooms on the ground floor; Walk-in closet
• Flooring: Ceramic tile; Laminate; Mixed flooring types
• Bathrooms: Two full bathrooms (remodeled) with shower and tub
• Heating & cooling: Central electric heat; A/C
• Interior features: Main-level entry; Window blinds; Sliding glass doors; Living room fireplace
• Laundry & utility: Indoor laundry room with washer and dryer; Freezer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.49M (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.14M (32.9% below list).
• Recommended offer: $1.14M (32.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 0.8% in Malibu — 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 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B; Watch: housing C-, crime F, amenities F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.4%/yr); 636 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,376/mo this rent would consume 69% of the median local household income ($197k/yr) (locally 420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($12k loan paydown + $10k appreciation (0.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$108k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $240k; list at $1.70M implies a 606% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $1,137,642 (32.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.67% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $2,003,994
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Searidge St	0.08mi	3/2.0	1,800 (-10%)	3mo	$1,255,000	$697	74
2903 Valmere Dr	0.14mi	3/2.0	1,804 (-10%)	17mo	$1,810,000	$1,003	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.77×
• Total profit: $-109,504
• Equity at exit: $545,194

10-year hold

• IRR: -0.8%
• Equity multiple: 0.91×
• Total profit: $-44,544
• Equity at exit: $699,313

Cash invested: $474,600 (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 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 636
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $11,376 medium
• Mortgage (P&I): −$8,889
• Tax from tax record: −$580 /mo · $6,960/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,389
• Net cashflow: $-1,188

Break-even live

Break-even rent $12,880

Max offer price $1,485,192

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-708	+0% $-1,188	+5% $-1,667	+10% $-2,147
Rent	-10% $-2,086	-5% $-1,637	+0% $-1,188	+5% $-738	+10% $-289
Rate	-1.0pp $-334	-0.5pp $-757	base $-1,188	+0.5pp $-1,627	+1.0pp $-2,074

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26044 Pacific Coast Hwy Malibu, CA	4.0	4.0	2389	$27,500	$11.51	45d	1	0.72mi
3775 Puerco Canyon Rd Malibu, CA	2.0	2.0	1610	$15,000	$9.32	25d	1	1.08mi
25216 Malibu Rd Malibu, CA	2.0	2.0	2000	$18,500	$9.25	45d	1	1.18mi
26237 Fairside Rd Malibu, CA	4.0	4.0	2082	$13,000	$6.24	18d	1	1.26mi
26863 Via Linda St Malibu, CA	3.0	2.0	2112	$10,000	$4.73	25d	1	1.31mi
26349 Fairside Rd Malibu, CA	3.0	3.0	1876	$7,500	$4.00	45d	1	1.32mi
24942 Malibu Rd Malibu, CA	4.0	3.0	1600	$35,000	$21.88	45d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $1,695,000 Active 26 DOM
2. 2026-06-18
   days on market $1,695,000 Active 23 DOM
3. 2026-06-17
   days on market $1,695,000 Active 22 DOM
4. 2026-06-16
   days on market $1,695,000 Active 21 DOM
5. 2026-06-15
   days on market $1,695,000 Active 20 DOM
6. 2026-06-13
   days on market $1,695,000 Active 18 DOM
7. 2026-06-13
   days on market $1,695,000 Active 17 DOM
8. 2026-06-09
   days on market $1,695,000 Active 14 DOM
9. 2026-06-08
   days on market $1,695,000 Active 13 DOM
10. 2026-06-07
    days on market $1,695,000 Active 12 DOM
11. 2026-06-04
    days on market $1,695,000 Active 9 DOM
12. 2026-06-03
    days on market $1,695,000 Active 8 DOM
13. 2026-06-02
    days on market $1,695,000 Active 7 DOM
14. 2026-06-01
    days on market $1,695,000 Active 6 DOM
15. 2026-05-31
    days on market $1,695,000 Active 5 DOM
16. 2026-05-15
    price $1,695,000 2362-char remark
17. 2026-05-11
    status Active 2362-char remark
18. 2026-04-14
    listed $1,875,000 Active 2362-char remark
19. 2024-05-20
    historical $7,000
20. 2024-03-04
    price $7,000
21. 2024-02-19
    price $11,000
22. 2024-01-03
    price $7,000
23. 2023-12-19
    listed $8,000
24. 1985-08-06
    soldstatus $240,000

ⓘ 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: $6,960 · $580/mo
• Projected year-2 tax: $12,882 · $1,074/mo
• Expected delta: +$5,922/yr (+$493/mo · 85.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥83°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,517
• − Mortgage interest: −$94,946
• − Property taxes: −$6,960
• − Insurance: −$8,475
• − Repairs & maintenance: −$10,921
• − Management: −$10,921
• − Depreciation: −$49,309
• Taxable loss: −$45,017
• Est. tax savings @ 24.0%: +$10,804
• After-tax cash flow: $-3,448/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 Monica-Malibu Unified
• NCES district ID: 0635700
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $81,489
• Composite: 61.58/100
• National rank: #1535
• State rank: #123 of 1400 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 2%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• Metro: Los Angeles-Long Beach-Anaheim, 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

+606.2% since first listed

10 events — show timeline

• 2026-05-26 Listed $1,695,000 TheMLS
• 2026-05-15 Price Changed — TheMLS
• 2026-05-11 Relisted — TheMLS
• 2026-04-14 Listed — TheMLS
• 2024-05-20 Rental Removed $7,000 CLAW
• 2024-03-04 Price Changed $7,000 CLAW
• 2024-02-19 Price Changed $11,000 CLAW
• 2024-01-03 Price Changed $7,000 CLAW
• 2023-12-19 Listed for Rent $8,000 CLAW
• 1985-08-06 Sold (Public Records) $240,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $6,960 · +9.9% YoY. Source: county tax records.