500 W Santa Maria St #4 · Santa Paula, CA 93060

$268,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 191 Days on market

Built 1975 1,296 sqft lot $207/sqft · 17% above area Est $229k · 17% over

---

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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine sipping morning coffee while gazing at mountain views, as the Santa Clara River meanders peacefully nearby! Located in the welcoming Rancho Santa Paula Mobile Home Park 55+ this 2-bedroom, 2-bath manufactured residence offers comfort, convenience, and a lifestyle that invites you to slow down and savor each day. Manicured landscaping frames the exterior, while inside, sunlight pours through wide windows that illuminate the living and dining areas, seamlessly connected for effortless entertaining. Wood-style floors and neutral hues add warmth, and the open layout flows into a generous kitchen with abundant cabinets and a breakfast bar ready for your next recipe. Your primary suite is a restful retreat, complete with an ensuite featuring a walk-in shower. The sleek hall bath offers overnight guests a rejuvenating shower/tub combo. The enclosed sunroom leads to a backyard sanctuary with vibrant foliage and your own grapefruit tree, ready to enjoy bright afternoons. Perks like a laundry nook and a 1-vehicle carport make every day easy, along with access to community amenities such as a clubhouse, pool, spa, and dog park. With proximity to downtown Santa Paula, the 126 Fwy, and the sandy shores of Ventura just a short drive away, this is more than a relaxing home. Come experience the tranquil haven you've been looking for!

Key facts

• Wide windows
• Open layout
• Santa clara river

Tags

• MOUNTAIN VIEWS
• SANTA CLARA RIVER
• MANICURED LANDSCAPING
• WIDE WINDOWS
• WOOD-STYLE FLOORS
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $268k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Recommended offer: $236k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.0% in Santa Paula — 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 66/100 on livability (#331 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A-, commute B+; Watch: schools D, amenities F, cost of living F.
• Santa Paula Unified (town): math 26% / reading 35% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 158 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 44% of the median local income ($81k/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 $8k of value loss. Plan a longer hold.
• Ventura County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; list at $268k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $229,000
• List price: $268,000
• Delta: 17.03%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 W Santa Maria St #54	0.00mi	2/2.0	1,296 (0%)	2mo	$263,000	$203	98
500 W Santa Maria St #30	0.08mi	2/2.0	1,344 (+4%)	1mo	$315,000	$234	89
500 W Santa Maria #43	0.07mi	2/2.0	1,248 (-4%)	5mo	$87,000	$70	86
500 W Santa Maria St #52	0.04mi	2/2.0	1,248 (-4%)	22mo	$221,000	$177	74
500 W Santa Maria St #1	0.08mi	2/2.0	1,488 (+15%)	6mo	$195,000	$131	66
500 W Santa Maria St #38	0.07mi	3/2.0 (+1)	1,356 (+5%)	21mo	$230,000	$170	66
500 W Santa Maria St #85	0.00mi	2/2.0	1,152 (-11%)	19mo	$250,000	$217	66
720 W Santa Maria St #36	0.24mi	2/2.0	1,344 (+4%)	21mo	$273,500	$203	65
720 W Santa Maria St #10	0.31mi	2/2.0	1,456 (+12%)	3mo	$310,000	$213	63
720 W Santa Maria St #33	0.24mi	2/2.0	1,200 (-7%)	21mo	$197,000	$164	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-12,896
• Equity at exit: $39,960

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $28,209
• Equity at exit: $23,172

Cash invested: $75,040 (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 93060

• Active inventory: 158
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,950 high
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,020/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $479

Break-even live

Break-even rent $2,344

Max offer price $268,000

Occupancy floor 79%

Sensitivity live

Price	-10% $664	-5% $571	+0% $479	+5% $386	+10% $293
Rent	-10% $246	-5% $362	+0% $479	+5% $595	+10% $712
Rate	-1.0pp $614	-0.5pp $547	base $479	+0.5pp $409	+1.0pp $339

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Princeton St Santa Paula, CA	3.0	2.0	1197	$3,600	$3.01	45d	1	0.30mi
325 Princeton St Santa Paula, CA	3.0	2.0	1197	$3,600	$3.01	3d	1	0.30mi
126 E Ventura St Unit F Santa Paula, CA	2.0	1.0	890	$2,350	$2.64	3d	1	0.65mi
200 W Main St Apt 7 Santa Paula, CA	2.0	1.0	900	$2,175	$2.42	20d	1	0.66mi
180 Pleasant St Unit D Santa Paula, CA	2.0	1.0	980	$2,100	$2.14	45d	1	1.07mi

Listing history 27 events

1. 2026-06-21
   days on market $268,000 Active 191 DOM
2. 2026-06-18
   days on market $268,000 Active 188 DOM
3. 2026-06-17
   days on market $268,000 Active 187 DOM
4. 2026-06-16
   days on market $268,000 Active 186 DOM
5. 2026-06-15
   days on market $268,000 Active 185 DOM
6. 2026-06-13
   days on market $268,000 Active 183 DOM
7. 2026-06-13
   days on market $268,000 Active 182 DOM
8. 2026-06-10
   days on market $268,000 Active 180 DOM
9. 2026-06-09
   days on market $268,000 Active 179 DOM
10. 2026-06-08
    days on market $268,000 Active 178 DOM
11. 2026-06-07
    days on market $268,000 Active 177 DOM
12. 2026-06-05
    days on market $268,000 Active 174 DOM
13. 2026-06-03
    days on market $268,000 Active 173 DOM
14. 2026-06-02
    days on market $268,000 Active 172 DOM
15. 2026-06-01
    days on market $268,000 Active 171 DOM
16. 2026-05-31
    days on market $268,000 Active 170 DOM
17. 2026-05-19
    price $268,000 1347-char remark

    Show marketing remark (1347 chars)

    Imagine sipping morning coffee while gazing at mountain views, as the Santa Clara River meanders peacefully nearby! Located in the welcoming Rancho Santa Paula Mobile Home Park 55+ this 2-bedroom, 2-bath manufactured residence offers comfort, convenience, and a lifestyle that invites you to slow down and savor each day. Manicured landscaping frames the exterior, while inside, sunlight pours through wide windows that illuminate the living and dining areas, seamlessly connected for effortless entertaining. Wood-style floors and neutral hues add warmth, and the open layout flows into a generous kitchen with abundant cabinets and a breakfast bar ready for your next recipe. Your primary suite is a restful retreat, complete with an ensuite featuring a walk-in shower. The sleek hall bath offers overnight guests a rejuvenating shower/tub combo. The enclosed sunroom leads to a backyard sanctuary with vibrant foliage and your own grapefruit tree, ready to enjoy bright afternoons. Perks like a laundry nook and a 1-vehicle carport make every day easy, along with access to community amenities such as a clubhouse, pool, spa, and dog park. With proximity to downtown Santa Paula, the 126 Fwy, and the sandy shores of Ventura just a short drive away, this is more than a relaxing home. Come experience the tranquil haven you've been looking for!

18. 2026-04-01
    price $269,000 1347-char remark

    Show marketing remark (1347 chars)

    Imagine sipping morning coffee while gazing at mountain views, as the Santa Clara River meanders peacefully nearby! Located in the welcoming Rancho Santa Paula Mobile Home Park 55+ this 2-bedroom, 2-bath manufactured residence offers comfort, convenience, and a lifestyle that invites you to slow down and savor each day. Manicured landscaping frames the exterior, while inside, sunlight pours through wide windows that illuminate the living and dining areas, seamlessly connected for effortless entertaining. Wood-style floors and neutral hues add warmth, and the open layout flows into a generous kitchen with abundant cabinets and a breakfast bar ready for your next recipe. Your primary suite is a restful retreat, complete with an ensuite featuring a walk-in shower. The sleek hall bath offers overnight guests a rejuvenating shower/tub combo. The enclosed sunroom leads to a backyard sanctuary with vibrant foliage and your own grapefruit tree, ready to enjoy bright afternoons. Perks like a laundry nook and a 1-vehicle carport make every day easy, along with access to community amenities such as a clubhouse, pool, spa, and dog park. With proximity to downtown Santa Paula, the 126 Fwy, and the sandy shores of Ventura just a short drive away, this is more than a relaxing home. Come experience the tranquil haven you've been looking for!

19. 2026-02-10
    price $279,000 1347-char remark

    Show marketing remark (1347 chars)

    Imagine sipping morning coffee while gazing at mountain views, as the Santa Clara River meanders peacefully nearby! Located in the welcoming Rancho Santa Paula Mobile Home Park 55+ this 2-bedroom, 2-bath manufactured residence offers comfort, convenience, and a lifestyle that invites you to slow down and savor each day. Manicured landscaping frames the exterior, while inside, sunlight pours through wide windows that illuminate the living and dining areas, seamlessly connected for effortless entertaining. Wood-style floors and neutral hues add warmth, and the open layout flows into a generous kitchen with abundant cabinets and a breakfast bar ready for your next recipe. Your primary suite is a restful retreat, complete with an ensuite featuring a walk-in shower. The sleek hall bath offers overnight guests a rejuvenating shower/tub combo. The enclosed sunroom leads to a backyard sanctuary with vibrant foliage and your own grapefruit tree, ready to enjoy bright afternoons. Perks like a laundry nook and a 1-vehicle carport make every day easy, along with access to community amenities such as a clubhouse, pool, spa, and dog park. With proximity to downtown Santa Paula, the 126 Fwy, and the sandy shores of Ventura just a short drive away, this is more than a relaxing home. Come experience the tranquil haven you've been looking for!

20. 2025-12-12
    listed $285,000 Active 1347-char remark

    Show marketing remark (1347 chars)

    Imagine sipping morning coffee while gazing at mountain views, as the Santa Clara River meanders peacefully nearby! Located in the welcoming Rancho Santa Paula Mobile Home Park 55+ this 2-bedroom, 2-bath manufactured residence offers comfort, convenience, and a lifestyle that invites you to slow down and savor each day. Manicured landscaping frames the exterior, while inside, sunlight pours through wide windows that illuminate the living and dining areas, seamlessly connected for effortless entertaining. Wood-style floors and neutral hues add warmth, and the open layout flows into a generous kitchen with abundant cabinets and a breakfast bar ready for your next recipe. Your primary suite is a restful retreat, complete with an ensuite featuring a walk-in shower. The sleek hall bath offers overnight guests a rejuvenating shower/tub combo. The enclosed sunroom leads to a backyard sanctuary with vibrant foliage and your own grapefruit tree, ready to enjoy bright afternoons. Perks like a laundry nook and a 1-vehicle carport make every day easy, along with access to community amenities such as a clubhouse, pool, spa, and dog park. With proximity to downtown Santa Paula, the 126 Fwy, and the sandy shores of Ventura just a short drive away, this is more than a relaxing home. Come experience the tranquil haven you've been looking for!

21. 2022-02-07
    soldstatus $153,000 Closed Sale 339-char remark

    Show marketing remark (339 chars)

    Spacious home with lots of natural light, enclosed porch, kitchen with island, dining room, spacious living room, den, laundry room, nice sized yard with Grapefruit tree! Nicely maintained senior park, owner must be 55 years old or older. The park amenities include: Pool, Jacuzzi, Billiards Room, Dog Park and Club house for entertaining!

22. 2022-01-29
    status Pending Sale 339-char remark

    Show marketing remark (339 chars)

    Spacious home with lots of natural light, enclosed porch, kitchen with island, dining room, spacious living room, den, laundry room, nice sized yard with Grapefruit tree! Nicely maintained senior park, owner must be 55 years old or older. The park amenities include: Pool, Jacuzzi, Billiards Room, Dog Park and Club house for entertaining!

23. 2022-01-07
    historical Active Under Contract 339-char remark

    Show marketing remark (339 chars)

    Spacious home with lots of natural light, enclosed porch, kitchen with island, dining room, spacious living room, den, laundry room, nice sized yard with Grapefruit tree! Nicely maintained senior park, owner must be 55 years old or older. The park amenities include: Pool, Jacuzzi, Billiards Room, Dog Park and Club house for entertaining!

24. 2021-11-07
    listed $160,000 Active 339-char remark

    Show marketing remark (339 chars)

    Spacious home with lots of natural light, enclosed porch, kitchen with island, dining room, spacious living room, den, laundry room, nice sized yard with Grapefruit tree! Nicely maintained senior park, owner must be 55 years old or older. The park amenities include: Pool, Jacuzzi, Billiards Room, Dog Park and Club house for entertaining!

25. 2021-08-18
    soldstatus $135,000 Closed Sale
26. 2021-07-28
    status Pending Sale
27. 2021-07-22
    listed $115,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,404
• − Mortgage interest: −$15,012
• − Property taxes: −$4,020
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$7,796
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $5,367/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 Paula Unified
• NCES district ID: 0601421
• Math proficiency: 26% ▲ 2.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $51,933
• Composite: 29.6/100
• National rank: #11750
• State rank: #1004 of 1400 in CA

Livability — Santa Paula

• Score: 66/100
• State rank: #331
• US rank: #11320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Paula, CA
• County: Ventura County · 829,955 people
• City population: 34,501
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 34,501
• Household income: $80,979
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1317.0

Population outlook (Ventura County) Hauer SSP2

• Today (2025): 895,754 people
• By 2030: 912,134 · +1.8%
• By 2040: 931,454 · +4.0%
• By 2050: 934,609 · +4.3%
• By 2075: 924,899 · +3.3%
• By 2100: 864,712 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% White 18% Two or more races 18% Black 1% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 31% · Canada
• Languages at home: 37% English-only · Spanish 61%

Political lean MEDSL · Ventura

• 2024 margin: D (+15.1) · D 56.1% · R 41.0% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: 12.3pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+21.1 2016: D+16.8 2012: D+5.3 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -942.94%
• Current HPI: 333.9105
• Rent YoY: —
• Metro: Oxnard-Thousand Oaks-Ventura, 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

+133.0% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $268,000 CRMLS
• 2026-04-01 Price Changed $269,000 CRMLS
• 2026-02-10 Price Changed $279,000 CRMLS
• 2025-12-12 Listed $285,000 CRMLS
• 2022-02-07 Sold (MLS) $153,000 CRMLS
• 2022-01-29 Pending — CRMLS
• 2022-01-07 Contingent — CRMLS
• 2021-11-07 Listed $160,000 CRMLS
• 2021-08-18 Sold (MLS) $135,000 CRMLS
• 2021-07-28 Pending — CRMLS
• 2021-07-22 Listed $115,000 CRMLS