80 Zaca St #17 · Buellton, CA 93427

$169,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 8 Days on market

Built 1968 Est $205k · 18% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in one of Buellton's desirable 55+ communities! This well-maintained home offers a comfortable and inviting floor plan featuring a spacious living room, updated flooring, abundant storage, and a generous primary bedroom with built-in cabinetry and vanity area. Enjoy peaceful mornings on the covered front porch or unwind in the private backyard patio surrounded by honeysuckle, plum and lemon trees and charming garden spaces. The low-maintenance yard, attractive curb appeal, and ample parking make this home both practical and inviting. Residents enjoy access to exceptional community amenities, including a clubhouse with gathering spaces, a library, a community kitchen,

Key facts

• Covered front porch
• Built-in cabinetry
• Community amenities

Tags

• COVERED FRONT PORCH
• PRIVATE BACKYARD PATIO
• BUILT-IN CABINETRY
• COMMUNITY AMENITIES
• LIBRARY
• COMMUNITY KITCHEN

Property features AI

Finance

• HOA & community: Age-restricted community; Pets allowed; Monthly land lease of $596.29

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); Mobile dimensions approximately 60 ft by 12 ft
• Construction: Aluminum siding construction; Raised foundation; Metal roof; Manufacturer/Make: KIT/KIT
• Exterior features: Aluminum siding; Raised foundation; Metal roof

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Carpet and laminate flooring; Laundry inside
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 11.1% vs local median 3.0% in Buellton — 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 63/100 on livability (#438 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Santa Ynez Valley Union High (town): math 37% / reading 60% proficiency, ranked #386 of 1,400 in CA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1968 — 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. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Zaca St #42	0.08mi	2/1.0	720 (0%)	9mo	$205,000	$285	89

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $15,452
• Equity at exit: $25,198

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $68,712
• Equity at exit: $14,612

Cash invested: $47,320 (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 93427

• Active inventory: 36
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $672

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 66%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $169,000 Active 8 DOM
2. 2026-06-17
   days on market $169,000 Active 7 DOM
3. 2026-06-16
   days on market $169,000 Active 6 DOM
4. 2026-06-15
   days on market $169,000 Active 5 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $169,000 Active 3 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,949
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$4,916
• Taxable income: $5,714
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $6,693/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 Ynez Valley Union High
• NCES district ID: 0635850
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $85,622
• Composite: 46.97/100
• National rank: #5151
• State rank: #386 of 1400 in CA

Livability — Buellton

• Score: 63/100
• State rank: #438
• US rank: #15010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buellton, CA
• Population (ZIP): 5,866

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -432.89%
• Current HPI: 247.882
• Rent YoY: —
• Metro: —
• 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

+566.1% since first listed

11 events — show timeline

• 2026-06-10 Listed $169,000 NSBCRMLS
• 2025-06-25 Listing Removed — NSBCRMLS
• 2025-06-01 Listed $175,000 NSBCRMLS
• 2021-01-24 Listing Removed — SBMLS
• 2021-01-24 Listing Removed — NSBCRMLS
• 2021-01-22 Listed $78,000 SBMLS
• 2021-01-22 Listed $78,000 NSBCRMLS
• 2019-07-23 Listing Removed — NSBCRMLS
• 2019-07-12 Listed $77,000 NSBCRMLS
• 2013-05-11 Listing Removed — NSBCRMLS
• 2013-04-22 Listed $25,370 NSBCRMLS