3395 S Higuera St #4 · San Luis Obispo, CA 93401

$376,500

3 bd · 2.0 ba · 1,587 sqft · Manufactured public records · 97 Days on market

Built 2004 $237/sqft · 10% above area Est $337k · 12% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Something wonderful awaits you in this refreshingly roomy, comfortable double-wide home located in Rancho San Luis Mobile Estates, a 55+ senior community. Instantly appealing, this three bedroom, two bathroom home has so many quality features and is sure to please the most discriminating homeowner. You will love the beautifully engineered hardwood floors in the kitchen and main living areas. The high ceilings and clerestory windows in the living room make this home sunny and light. A wood burning fireplace chases the chills away on cool evenings. Full house air conditioner keeps you cool on hot days. The generously sized kitchen with an eating area, an island, a skylight, plus plenty of storage and counter space will delight the culinary artist. Enjoy the formal dining room for special entertainment. Three roomy bedrooms allow extra space for a guest bedroom, an office, a craft room, or whatever you can imagine. The main bedroom, located at the back of the house, is spacious and private with a walk-in closet; the attached main bath with double sinks has a luxurious soaking tub, a walk-in shower and extra storage space. A separate laundry room has storage cabinets for your convenience. Extra amenities include a house security alarm and an exterior chair lift. The large backyard is fully fenced with an orange tree, two big storage sheds, and a paved area where you can relax and have patio picnics and summertime fun. Located on a cul-de-sac, this is a special home that memories are made in! Monthly rent is $964.35 and includes water, sewer, and trash. Rancho San Luis Mobile Estates is a well maintained, highly desirable park featuring a clubhouse with kitchen, a seasonal pool and hot tub, and wide streets. The park is small animal friendly. Trader Joe’s, Food for Less grocery store, and the Public Market are just blocks away. Located on the City’s bus route, you are just minutes to downtown, hospitals, restaurants, the train station, San Luis Obispo Regional Airport, and about ten miles to the ocean. Realize your dreams in this very charming place to live and explore the many lovely areas and the natural serenity San Luis Obispo has to offer. Information deemed reliable but not guaranteed.

Key facts

• Clerestory windows
• High ceilings
• Community pool

Tags

• ENGINEERED HARDWOOD FLOORS
• HIGH CEILINGS
• CLERESTORY WINDOWS
• WOOD BURNING FIREPLACE
• FULL HOUSE AIR CONDITIONER
• GENEROUSLY SIZED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $376k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $376k).
• Recommended offer: $343k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.1% in San Luis Obispo — 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 74/100 on livability (#132 in CA, #4,576 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• San Luis Coastal Unified (urban): math 50% / reading 58% proficiency, ranked #118 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 143 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,104 units permitted in San Luis Obispo County in 2024 (273 in 5+ unit buildings).
• At $4,255/mo this rent would consume 53% of the median local household income ($97k/yr) (locally 2050% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• San Luis Obispo County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $105k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $154k; list at $376k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $342,615 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.13% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $336,736
• List price: $376,500
• Delta: 11.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3395 S Higuera St S #11	0.01mi	3/2.0	1,560 (-2%)	9mo	$425,000	$272	89
3395 S Higuera St #13	0.00mi	3/2.0	1,602 (+1%)	15mo	$340,000	$212	86
3057 S Higuera St #90	0.26mi	3/2.0	1,564 (-1%)	8mo	$438,000	$280	79
3057 S Higuera St #73	0.25mi	2/2.0 (-1)	1,536 (-3%)	8mo	$430,000	$280	71
3057 S Higuera #189	0.35mi	3/2.0	1,728 (+9%)	7mo	$399,000	$231	63
3960 Higuera S #158	0.69mi	3/2.0	1,560 (-2%)	8mo	$520,000	$333	59
3057 S Higuera St #171	0.35mi	3/2.0	1,440 (-9%)	13mo	$225,000	$156	57
3057 S Higuera St #28	0.29mi	2/2.0 (-1)	1,488 (-6%)	17mo	$422,000	$284	57
3057 S Higuera St #190	0.36mi	2/2.0 (-1)	1,440 (-9%)	12mo	$330,000	$229	53
3057 S Higuera St #43	0.28mi	2/2.0 (-1)	1,356 (-15%)	16mo	$260,000	$192	45
3860 S Higuera St #131	0.58mi	2/2.0 (-1)	1,392 (-12%)	6mo	$280,000	$201	42
3860 S Higuera St #194	0.58mi	3/2.0	1,352 (-15%)	16mo	$280,000	$207	35

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 · 4.41% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $16,546
• Equity at exit: $56,137

10-year hold

• IRR: 14.6%
• Equity multiple: 2.25×
• Total profit: $131,795
• Equity at exit: $32,553

Cash invested: $105,420 (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 93401

• Rents YoY: 4.4%
• Active inventory: 143
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,255 high
• Mortgage (P&I): −$1,974
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $1,124

Break-even live

Break-even rent $2,832

Max offer price $376,500

Occupancy floor 69%

Sensitivity live

Price	-10% $1,337	-5% $1,231	+0% $1,124	+5% $1,018	+10% $911
Rent	-10% $788	-5% $956	+0% $1,124	+5% $1,292	+10% $1,460
Rate	-1.0pp $1,314	-0.5pp $1,220	base $1,124	+0.5pp $1,027	+1.0pp $927

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: $94,125
• Closing costs: $11,295
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 Lucca Ln San Luis Obispo, CA	3.0	3.0	1740	$5,000	$2.87	21d	1	0.35mi
1824 Homestead Pl San Luis Obispo, CA	4.0	3.5	1869	$5,300	$2.84	44d	1	0.78mi
905 Madonna Rd San Luis Obispo, CA	3.0	3.0–3.5	1459	$4,825	$3.31	14d	2	0.91mi
915 Madonna Rd #102 San Luis Obispo, CA	3.0	2.0	1141	$1,685	$1.48	44d	1	0.93mi
925 Madonna Rd #302 San Luis Obispo, CA	3.0	2.0	1075	$3,500	$3.26	21d	1	0.94mi
3335 Broad St #18 San Luis Obispo, CA	2.0	1.5	1190	$2,900	$2.44	14d	1	1.05mi
3219 Fennel Ln #105 San Luis Obispo, CA	3.0	4.0	1873	$1,450	$0.77	44d	1	1.21mi
1704 Tonini Dr San Luis Obispo, CA	1.0–2.0	1.0–2.5	985	$3,445	$3.50	14d	3	1.38mi

Listing history 23 events

1. 2026-06-18
   days on market $376,500 Active 97 DOM
2. 2026-06-17
   days on market $376,500 Active 96 DOM
3. 2026-06-16
   days on market $376,500 Active 95 DOM
4. 2026-06-15
   days on market $376,500 Active 94 DOM
5. 2026-06-14
   days on market $376,500 Active 92 DOM
6. 2026-06-13
   days on market $376,500 Active 91 DOM
7. 2026-06-10
   days on market $376,500 Active 89 DOM
8. 2026-06-09
   days on market $376,500 Active 88 DOM
9. 2026-06-08
   days on market $376,500 Active 87 DOM
10. 2026-06-07
    days on market $376,500 Active 86 DOM
11. 2026-06-03
    days on market $376,500 Active 82 DOM
12. 2026-06-02
    days on market $376,500 Active 81 DOM
13. 2026-06-01
    days on market $376,500 Active 80 DOM
14. 2026-05-31
    days on market $376,500 Active 79 DOM
15. 2026-05-30
    days on market $376,500 Active 78 DOM
16. 2026-05-18
    price $376,500 2237-char remark

    Show marketing remark (2237 chars)

    Something wonderful awaits you in this refreshingly roomy, comfortable double-wide home located in Rancho San Luis Mobile Estates, a 55+ senior community. Instantly appealing, this three bedroom, two bathroom home has so many quality features and is sure to please the most discriminating homeowner. You will love the beautifully engineered hardwood floors in the kitchen and main living areas. The high ceilings and clerestory windows in the living room make this home sunny and light. A wood burning fireplace chases the chills away on cool evenings. Full house air conditioner keeps you cool on hot days. The generously sized kitchen with an eating area, an island, a skylight, plus plenty of storage and counter space will delight the culinary artist. Enjoy the formal dining room for special entertainment. Three roomy bedrooms allow extra space for a guest bedroom, an office, a craft room, or whatever you can imagine. The main bedroom, located at the back of the house, is spacious and private with a walk-in closet; the attached main bath with double sinks has a luxurious soaking tub, a walk-in shower and extra storage space. A separate laundry room has storage cabinets for your convenience. Extra amenities include a house security alarm and an exterior chair lift. The large backyard is fully fenced with an orange tree, two big storage sheds, and a paved area where you can relax and have patio picnics and summertime fun. Located on a cul-de-sac, this is a special home that memories are made in! Monthly rent is $964.35 and includes water, sewer, and trash. Rancho San Luis Mobile Estates is a well maintained, highly desirable park featuring a clubhouse with kitchen, a seasonal pool and hot tub, and wide streets. The park is small animal friendly. Trader Joe’s, Food for Less grocery store, and the Public Market are just blocks away. Located on the City’s bus route, you are just minutes to downtown, hospitals, restaurants, the train station, San Luis Obispo Regional Airport, and about ten miles to the ocean. Realize your dreams in this very charming place to live and explore the many lovely areas and the natural serenity San Luis Obispo has to offer. Information deemed reliable but not guaranteed.

17. 2026-04-06
    price $383,900 2237-char remark

    Show marketing remark (2237 chars)

    Something wonderful awaits you in this refreshingly roomy, comfortable double-wide home located in Rancho San Luis Mobile Estates, a 55+ senior community. Instantly appealing, this three bedroom, two bathroom home has so many quality features and is sure to please the most discriminating homeowner. You will love the beautifully engineered hardwood floors in the kitchen and main living areas. The high ceilings and clerestory windows in the living room make this home sunny and light. A wood burning fireplace chases the chills away on cool evenings. Full house air conditioner keeps you cool on hot days. The generously sized kitchen with an eating area, an island, a skylight, plus plenty of storage and counter space will delight the culinary artist. Enjoy the formal dining room for special entertainment. Three roomy bedrooms allow extra space for a guest bedroom, an office, a craft room, or whatever you can imagine. The main bedroom, located at the back of the house, is spacious and private with a walk-in closet; the attached main bath with double sinks has a luxurious soaking tub, a walk-in shower and extra storage space. A separate laundry room has storage cabinets for your convenience. Extra amenities include a house security alarm and an exterior chair lift. The large backyard is fully fenced with an orange tree, two big storage sheds, and a paved area where you can relax and have patio picnics and summertime fun. Located on a cul-de-sac, this is a special home that memories are made in! Monthly rent is $964.35 and includes water, sewer, and trash. Rancho San Luis Mobile Estates is a well maintained, highly desirable park featuring a clubhouse with kitchen, a seasonal pool and hot tub, and wide streets. The park is small animal friendly. Trader Joe’s, Food for Less grocery store, and the Public Market are just blocks away. Located on the City’s bus route, you are just minutes to downtown, hospitals, restaurants, the train station, San Luis Obispo Regional Airport, and about ten miles to the ocean. Realize your dreams in this very charming place to live and explore the many lovely areas and the natural serenity San Luis Obispo has to offer. Information deemed reliable but not guaranteed.

18. 2026-03-13
    listed $389,500 Active 2237-char remark

    Show marketing remark (2237 chars)

    Something wonderful awaits you in this refreshingly roomy, comfortable double-wide home located in Rancho San Luis Mobile Estates, a 55+ senior community. Instantly appealing, this three bedroom, two bathroom home has so many quality features and is sure to please the most discriminating homeowner. You will love the beautifully engineered hardwood floors in the kitchen and main living areas. The high ceilings and clerestory windows in the living room make this home sunny and light. A wood burning fireplace chases the chills away on cool evenings. Full house air conditioner keeps you cool on hot days. The generously sized kitchen with an eating area, an island, a skylight, plus plenty of storage and counter space will delight the culinary artist. Enjoy the formal dining room for special entertainment. Three roomy bedrooms allow extra space for a guest bedroom, an office, a craft room, or whatever you can imagine. The main bedroom, located at the back of the house, is spacious and private with a walk-in closet; the attached main bath with double sinks has a luxurious soaking tub, a walk-in shower and extra storage space. A separate laundry room has storage cabinets for your convenience. Extra amenities include a house security alarm and an exterior chair lift. The large backyard is fully fenced with an orange tree, two big storage sheds, and a paved area where you can relax and have patio picnics and summertime fun. Located on a cul-de-sac, this is a special home that memories are made in! Monthly rent is $964.35 and includes water, sewer, and trash. Rancho San Luis Mobile Estates is a well maintained, highly desirable park featuring a clubhouse with kitchen, a seasonal pool and hot tub, and wide streets. The park is small animal friendly. Trader Joe’s, Food for Less grocery store, and the Public Market are just blocks away. Located on the City’s bus route, you are just minutes to downtown, hospitals, restaurants, the train station, San Luis Obispo Regional Airport, and about ten miles to the ocean. Realize your dreams in this very charming place to live and explore the many lovely areas and the natural serenity San Luis Obispo has to offer. Information deemed reliable but not guaranteed.

19. 2012-03-15
    soldstatus $153,900 764-char remark

    Show marketing remark (764 chars)

    This one is a peach . . step into luxury living at a comfortable price! Sunny and light, this newer modular in 55+ age park has it all. A flowing floorplan, real wood burning fireplace, high ceilings, skylights and clerestory windows, island kitchen with eat-in breakfast nook and a formal dining room. Very spacious living room with beautiful laminate floors. Nice sized bonus room for pantry, laundry and storage. All appliances are included. The back yard has a wonderful gazebo area with pavers . . the perfect place for outdoor relaxing and evening BBQ; s and sunsets. Two generous sized sheds. Reasonable space rent in a more private sort of community for adults that want independence and convenience. Near to bus stop and centrally located to town and FWY.

20. 2012-03-15
    historical

    Show marketing remark (764 chars)

    This one is a peach . . step into luxury living at a comfortable price! Sunny and light, this newer modular in 55+ age park has it all. A flowing floorplan, real wood burning fireplace, high ceilings, skylights and clerestory windows, island kitchen with eat-in breakfast nook and a formal dining room. Very spacious living room with beautiful laminate floors. Nice sized bonus room for pantry, laundry and storage. All appliances are included. The back yard has a wonderful gazebo area with pavers . . the perfect place for outdoor relaxing and evening BBQ; s and sunsets. Two generous sized sheds. Reasonable space rent in a more private sort of community for adults that want independence and convenience. Near to bus stop and centrally located to town and FWY.

21. 2012-02-05
    historical 764-char remark

    Show marketing remark (764 chars)

    This one is a peach . . step into luxury living at a comfortable price! Sunny and light, this newer modular in 55+ age park has it all. A flowing floorplan, real wood burning fireplace, high ceilings, skylights and clerestory windows, island kitchen with eat-in breakfast nook and a formal dining room. Very spacious living room with beautiful laminate floors. Nice sized bonus room for pantry, laundry and storage. All appliances are included. The back yard has a wonderful gazebo area with pavers . . the perfect place for outdoor relaxing and evening BBQ; s and sunsets. Two generous sized sheds. Reasonable space rent in a more private sort of community for adults that want independence and convenience. Near to bus stop and centrally located to town and FWY.

22. 2012-01-10
    listed $156,900 764-char remark

    Show marketing remark (764 chars)

    This one is a peach . . step into luxury living at a comfortable price! Sunny and light, this newer modular in 55+ age park has it all. A flowing floorplan, real wood burning fireplace, high ceilings, skylights and clerestory windows, island kitchen with eat-in breakfast nook and a formal dining room. Very spacious living room with beautiful laminate floors. Nice sized bonus room for pantry, laundry and storage. All appliances are included. The back yard has a wonderful gazebo area with pavers . . the perfect place for outdoor relaxing and evening BBQ; s and sunsets. Two generous sized sheds. Reasonable space rent in a more private sort of community for adults that want independence and convenience. Near to bus stop and centrally located to town and FWY.

23. 2012-01-10
    listed $156,900

    Show marketing remark (764 chars)

    This one is a peach . . step into luxury living at a comfortable price! Sunny and light, this newer modular in 55+ age park has it all. A flowing floorplan, real wood burning fireplace, high ceilings, skylights and clerestory windows, island kitchen with eat-in breakfast nook and a formal dining room. Very spacious living room with beautiful laminate floors. Nice sized bonus room for pantry, laundry and storage. All appliances are included. The back yard has a wonderful gazebo area with pavers . . the perfect place for outdoor relaxing and evening BBQ; s and sunsets. Two generous sized sheds. Reasonable space rent in a more private sort of community for adults that want independence and convenience. Near to bus stop and centrally located to town and FWY.

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $2,861 · $238/mo
• Expected delta: +$1,592/yr (+$133/mo · 125.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 4 d/yr ≥82°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,056
• − Mortgage interest: −$21,090
• − Property taxes: −$1,270
• − Insurance: −$1,882
• − Repairs & maintenance: −$4,084
• − Management: −$4,084
• − Depreciation: −$10,953
• Taxable income: $7,692
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $11,643/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: San Luis Coastal Unified
• NCES district ID: 0634800
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $53,428
• Composite: 46.4/100
• National rank: #2455
• State rank: #118 of 517 in CA

Livability — San Luis Obispo

• Score: 74/100
• State rank: #132
• US rank: #4576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Luis Obispo, CA
• County: San Luis Obispo County · 224,651 people
• City population: 54,204
• Metro: San Luis Obispo-Paso Robles, CA
• Population (ZIP): 29,202
• Household income: $96,824
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2050.0

Population outlook (San Luis Obispo County) Hauer SSP2

• Today (2025): 306,977 people
• By 2030: 320,378 · +4.4%
• By 2040: 343,933 · +12.0%
• By 2050: 366,853 · +19.5%
• By 2075: 428,329 · +39.5%
• By 2100: 460,687 · +50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 12% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 4% Italian 3% Portuguese 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · San Luis Obispo

• 2024 margin: D (+10.9) · D 53.9% · R 43.1% · Other 3.0%
• 2008→2024 swing: +5.5pp toward D · 2008: 5.4pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+13.1 2016: D+8.3 2012: D+1.0 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -796.84%
• Current HPI: 359.9248
• Rent YoY: ▲ 4.41%
• Metro: San Luis Obispo-Paso Robles, 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

+140.0% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $376,500 CRMLS
• 2026-04-06 Price Changed $383,900 CRMLS
• 2026-03-13 Listed $389,500 CRMLS
• 2012-03-15 Listing Removed — NSBCRMLS
• 2012-03-15 Sold (MLS) $153,900 CRMLS
• 2012-02-05 Listing Removed — CRMLS
• 2012-01-10 Listed $156,900 NSBCRMLS
• 2012-01-10 Listed $156,900 CRMLS

Property tax history

+4.2%/yr

Latest (2025): $1,270 · +1.9% YoY. Source: county tax records.