560 30th Ave #33 · Pleasure Point, CA 95062

$225,000

1 bd · 1.0 ba · 520 sqft · Manufactured public records · 2 Days on market

Built 1961 Est $299k · 25% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 560 30th Avenue #33 in the Snug Harbor Mobile Home Park, an affordable opportunity to live just down the road from iconic Pleasure Point, one of California's most beloved coastal communities. Enjoy world class surf breaks, local shops, and neighborhood cafes just minutes from your doorstep. This home offers approximately 520 sq. ft. of living space with a light filled living area and an updated kitchen with quartz countertops. Toward the back of the home, you'll find the main bedroom, a full bath, and a convenient laundry area. This cozy space offers excellent potential for someone seeking a coastal lifestyle or a weekend getaway near the beach. Opportunities to own near Pleasure Point at this price point are few and far between, dont miss your chance to make this place your own!

Key facts

• Quartz countertops
• Updated kitchen
• Built 1961

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• LIGHT FILLED LIVING AREA
• CONVENIENT LAUNDRY AREA

Property features AI

Finance

• HOA & community: Community clubhouse; Leased land for park site

Exterior

• Parking: Carport; Off-street parking; Assigned space number 33; One carport space minimum
• Utilities: Public water; Public sewer; Public utilities
• Home design: Mobile/manufactured home (park lot); Living area approximately 520
• Construction: Roof: Aluminum over tar
• Exterior features: Aluminum over tar roof; Leased land (park home site)

Interior

• Kitchen: Hood over range; Microwave; Gas range/oven; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Vinyl/linoleum flooring
• Bathrooms: 1 full bath with shower/tub, solid surface and tile finishes
• Heating & cooling: Central forced air heating
• Interior features: Grab bars installed
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

Location & tenants

• Location reads 80/100 on livability (#53 in CA, #1,968 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, schools D+, 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; 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $72k; list at $225k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $299,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Portola Dr #73	0.16mi	1/1.0	522 (+0%)	23mo	$300,000	$575	73
560 30th Ave #9	0.00mi	1/1.0	460 (-12%)	21mo	$215,000	$467	63

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $4,018
• Equity at exit: $33,548

10-year hold

• IRR: 8.8%
• Equity multiple: 1.60×
• Total profit: $37,823
• Equity at exit: $19,454

Cash invested: $63,000 (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: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $742

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 69%

Sensitivity live

Price	-10% $898	-5% $820	+0% $742	+5% $664	+10% $587
Rent	-10% $512	-5% $627	+0% $742	+5% $857	+10% $972
Rate	-1.0pp $855	-0.5pp $799	base $742	+0.5pp $684	+1.0pp $624

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
692 38th Ave Unit 05 Santa Cruz, CA	2.0	2.0	650	$3,200	$4.92	15d	1	0.40mi
657 24th Ave Unit 17 Santa Cruz, CA	1.0	1.0	600	$2,595	$4.33	22d	1	0.49mi
2333 Portola Dr Santa Cruz, CA	1.0–2.0	1.0	795	$2,845	$3.58	14d	1	0.52mi
4207 Portola Dr Santa Cruz, CA	1.0	1.0	400	$2,800	$7.00	15d	1	0.61mi
1630 Merrill St Santa Cruz, CA	1.0–3.0	1.0–2.0	789	$2,995	$3.79	14d	5	0.88mi
4555 Garnet St Capitola, CA	—	1.0	600	$2,000	$3.33	15d	1	1.13mi
1745 46th Ave Capitola, CA	1.0	1.0	614	$3,380	$5.50	4d	5	1.26mi
822 Eaton St Unit B Santa Cruz, CA	2.0	2.0	700	$4,300	$6.14	15d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $225,000 Pending (Do Not Show) 2 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $225,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 5 d/yr ≥84°F today · 10 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: $34,891
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − Depreciation: −$6,545
• Taxable income: $5,660
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $7,547/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 — Pleasure Point

• Score: 80/100
• State rank: #53
• US rank: #1968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasure Point, CA
• County: Santa Cruz County · 225,113 people
• 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

+184.8% since first listed

5 events — show timeline

• 2026-06-18 Listed $225,000 MLSListings
• 2026-06-18 Listed $225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-07-03 Listing Removed — MLSListings
• 2001-05-22 Sold (MLS) $72,000 MLSListings
• 2001-02-05 Listed $79,000 MLSListings

Property tax history

-2.0%/yr

Latest (2018): $53 · -44.1% YoY. Source: county tax records.