6550 Ponto Dr #76 · Carlsbad, CA 92011

$229,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 319 Days on market

Built 1967 $229/sqft · 26% below area Est $310k · 26% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Appreciation +5.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beachside Retreat Enter to effortless coastal living, close to the sand in this beautifully updated Craftsman-inspired beach home. Nestled within the sought-after Lanikai Lane community, this charming 2 bedroom, 1 bath residence offers modern comforts and unbeatable beach access" without the sky-high coastal price tag. The bright and airy interior features oversized new windows, a sliding glass door and fresh, neutral paint, creating a warm, welcoming atmosphere.

Key facts

• Bright airy interior
• Fresh neutral paint
• Sliding glass door

Tags

• BEACH ACCESS
• BRIGHT AIRY INTERIOR
• OVERSIZED NEW WINDOWS
• SLIDING GLASS DOOR
• FRESH NEUTRAL PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.1% in Carlsbad — 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 78/100 on livability (#67 in CA, #2,526 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, cost of living F.
• Carlsbad Unified (urban): math 68% / reading 76% proficiency, ranked #87 of 1,400 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Pacific Rim Elementary (673 students, 10% FRL); Aviara Oaks Middle (1,021 students, 16% FRL); Carlsbad High (2,290 students, 23% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 97 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.8% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.5% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask is 31% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; list at $229k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 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 1967 — 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 A-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?
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: 1.93% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.61%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $310,000
• List price: $229,000
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6550 Ponto Dr #34	0.04mi	2/2.0	1,040 (+4%)	13mo	$150,000	$144	77
6550 Ponto Dr #110	0.04mi	2/1.5	1,100 (+10%)	3mo	$310,000	$282	77

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

Projected returns pro-forma

1.75% appreciation · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 3.13×
• Total profit: $136,458
• Equity at exit: $87,226

10-year hold

• IRR: 41.3%
• Equity multiple: 6.29×
• Total profit: $338,962
• Equity at exit: $123,270

Cash invested: $64,120 (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 92011

• Home prices YoY: 0.4%
• Rents YoY: 3.5%
• Active inventory: 97
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,412 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $1,903

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,061	-5% $1,982	+0% $1,903	+5% $1,824	+10% $1,745
Rent	-10% $1,554	-5% $1,729	+0% $1,903	+5% $2,077	+10% $2,251
Rate	-1.0pp $2,018	-0.5pp $1,961	base $1,903	+0.5pp $1,844	+1.0pp $1,783

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6790 Embarcadero Ln Carlsbad, CA	1.0–2.0	2.0–2.5	2104	$5,750	$2.73	6d	1	0.17mi
820 Windcrest Dr Carlsbad, CA	3.0	2.0	1404	$5,581	$3.98	19d	1	0.43mi
6872 Shearwaters Dr Carlsbad, CA	3.0	2.0	1246	$4,000	$3.21	0d	1	0.57mi
6923 Whitecap Dr Carlsbad, CA	3.0	2.0	1246	$5,250	$4.21	45d	1	0.57mi
902 Caminito Madrigal Unit B Carlsbad, CA	2.0	1.0	897	$3,200	$3.57	12d	1	0.64mi
916 Caminito Estrada Unit B Carlsbad, CA	2.0	2.0	1188	$3,650	$3.07	45d	1	0.66mi
908 Caminito Madrigal Carlsbad, CA	2.0	2.0	897	$4,500	$5.02	45d	1	0.68mi
908 Caminito Madrigal Unit D Carlsbad, CA	2.0	1.5	897	$4,500	$5.02	45d	1	0.69mi
6675 Paseo del Norte Unit A Carlsbad, CA	2.0	2.0	959	$3,850	$4.01	6d	1	0.70mi
6675 Paseo del Norte Unit B Carlsbad, CA	2.0	2.0	959	$4,300	$4.48	45d	1	0.70mi
6677 Paseo Del Norte Carlsbad, CA	2.0	2.0	959	$4,500	$4.69	45d	1	0.71mi
6677 Paseo del Norte Unit B Carlsbad, CA	2.0	1.0	959	$3,950	$4.12	45d	1	0.71mi
6555 Sea Gate Rd Carlsbad, CA	2.0	2.0	1114	$4,145	$3.72	0d	2	0.75mi
925 Wind Drift Dr Carlsbad, CA	2.0	2.5	1110	$3,895	$3.51	45d	1	0.76mi
6938 Seascape Dr Carlsbad, CA	1.0–2.0	1.0	775	$3,775	$4.87	1d	9	0.84mi
6811 Alderwood Dr Carlsbad, CA	2.0	2.0	1292	$3,850	$2.98	45d	1	0.88mi
6910 Peachtree Rd Unit 1546353P Carlsbad, CA	3.0	2.0	1399	$6,129	$4.38	18d	1	0.99mi
1205 Aviara Pkwy Carlsbad, CA	1.0–2.0	1.0–2.0	917	$4,880	$5.32	4d	42	1.37mi

Listing history 27 events

1. 2026-06-21
   days on market $229,000 Active 319 DOM
2. 2026-06-18
   days on market $229,000 Active 316 DOM
3. 2026-06-17
   days on market $229,000 Active 315 DOM
4. 2026-06-16
   days on market $229,000 Active 314 DOM
5. 2026-06-15
   days on market $229,000 Active 313 DOM
6. 2026-06-13
   days on market $229,000 Active 311 DOM
7. 2026-06-13
   days on market $229,000 Active 310 DOM
8. 2026-06-09
   days on market $229,000 Active 307 DOM
9. 2026-06-08
   days on market $229,000 Active 306 DOM
10. 2026-06-07
    days on market $229,000 Active 305 DOM
11. 2026-06-04
    days on market $229,000 Active 302 DOM
12. 2026-06-03
    days on market $229,000 Active 301 DOM
13. 2026-06-02
    days on market $229,000 Active 300 DOM
14. 2026-06-01
    days on market $229,000 Active 299 DOM
15. 2026-05-31
    days on market $229,000 Active 298 DOM
16. 2026-01-20
    status Active 472-char remark

    Show marketing remark (472 chars)

    Beachside Retreat Enter to effortless coastal living, close to the sand in this beautifully updated Craftsman-inspired beach home. Nestled within the sought-after Lanikai Lane community, this charming 2 bedroom, 1 bath residence offers modern comforts and unbeatable beach access" without the sky-high coastal price tag. The bright and airy interior features oversized new windows, a sliding glass door and fresh, neutral paint, creating a warm, welcoming atmosphere.

17. 2026-01-15
    historical 472-char remark

    Show marketing remark (472 chars)

    Beachside Retreat Enter to effortless coastal living, close to the sand in this beautifully updated Craftsman-inspired beach home. Nestled within the sought-after Lanikai Lane community, this charming 2 bedroom, 1 bath residence offers modern comforts and unbeatable beach access" without the sky-high coastal price tag. The bright and airy interior features oversized new windows, a sliding glass door and fresh, neutral paint, creating a warm, welcoming atmosphere.

18. 2025-11-25
    price $229,000 472-char remark

    Show marketing remark (472 chars)

    Beachside Retreat Enter to effortless coastal living, close to the sand in this beautifully updated Craftsman-inspired beach home. Nestled within the sought-after Lanikai Lane community, this charming 2 bedroom, 1 bath residence offers modern comforts and unbeatable beach access" without the sky-high coastal price tag. The bright and airy interior features oversized new windows, a sliding glass door and fresh, neutral paint, creating a warm, welcoming atmosphere.

19. 2025-11-11
    price $190,000 472-char remark

    Show marketing remark (472 chars)

    Beachside Retreat Enter to effortless coastal living, close to the sand in this beautifully updated Craftsman-inspired beach home. Nestled within the sought-after Lanikai Lane community, this charming 2 bedroom, 1 bath residence offers modern comforts and unbeatable beach access" without the sky-high coastal price tag. The bright and airy interior features oversized new windows, a sliding glass door and fresh, neutral paint, creating a warm, welcoming atmosphere.

20. 2025-08-01
    listed $175,000 Active 472-char remark

    Show marketing remark (472 chars)

    Beachside Retreat Enter to effortless coastal living, close to the sand in this beautifully updated Craftsman-inspired beach home. Nestled within the sought-after Lanikai Lane community, this charming 2 bedroom, 1 bath residence offers modern comforts and unbeatable beach access" without the sky-high coastal price tag. The bright and airy interior features oversized new windows, a sliding glass door and fresh, neutral paint, creating a warm, welcoming atmosphere.

21. 2013-12-05
    soldstatus $95,500 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

22. 2013-12-05
    soldstatus $95,500 Sold 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

23. 2013-10-18
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

24. 2013-09-26
    price $99,999 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

25. 2013-07-30
    price $115,000 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

26. 2013-07-23
    listed $134,900 Active 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

27. 2013-07-20
    listed $99,999 656-char remark

    Show marketing remark (656 chars)

    Open & spacious beach cottage only a short distance to the beach in the highly sought after Lanikai Lane Mobile Home Park. A surfers & beach lovers paradise! Lg. attached laundry room. W/ Dryer, frig. & micro included. Fenced backyard perfect for pets or garden. Laminate wood floors. 3rd house from beach. Family park. Beautiful plumerias & palm trees. Large double wide lot which would be suitable for 2 story if desired. Community pool & jacuzzi. Coaster within walking distance. Shopping & restaurants nearby. Neighborhoods: Lanikai Lane MHP Equipment: Range/Oven Other Fees: 0 Sewer: Sewer Connected Topography: LL

ⓘ 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 5/10 Major 7 d/yr ≥82°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,943
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$4,235
• − Management: −$4,235
• − Depreciation: −$6,662
• Taxable income: $20,403
• Est. tax owed @ 24.0%: −$4,897
• After-tax cash flow: $17,937/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: Carlsbad Unified
• NCES district ID: 0607500
• Math proficiency: 68% ▲ 2.00%
• Reading proficiency: 76% ▲ 2.00%
• Median HH income: $81,200
• Composite: 65.11/100
• National rank: #1068
• State rank: #87 of 1400 in CA

Livability — Carlsbad

• Score: 78/100
• State rank: #67
• US rank: #2526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsbad, CA
• County: San Diego County · 3,178,799 people
• City population: 114,373
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 23,190
• Household income: $159,235
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 714.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 15% Asian 12%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Slovak 3% Italian 3%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Chinese 4% German/W. Germanic 2%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.75%
• Current HPI: 399.8502
• Rent YoY: ▲ 3.54%
• Metro: San Diego-Chula Vista-Carlsbad, 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

+129.0% since first listed

12 events — show timeline

• 2026-01-20 Relisted — CRMLS
• 2026-01-15 Listing Removed — CRMLS
• 2025-11-25 Price Changed $229,000 CRMLS
• 2025-11-11 Price Changed $190,000 CRMLS
• 2025-08-01 Listed $175,000 CRMLS
• 2013-12-05 Sold (MLS) $95,500 SDMLS
• 2013-12-05 Sold (MLS) $95,500 CRMLS
• 2013-10-18 Pending — SDMLS
• 2013-09-26 Price Changed $99,999 SDMLS
• 2013-07-30 Price Changed $115,000 SDMLS
• 2013-07-23 Listed $134,900 SDMLS
• 2013-07-20 Listed $99,999 CRMLS