1600 E Clark Ave #78 · Orcutt, CA 93455

$69,000

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 18 Days on market

Built 1972 723 sqft lot Est $67k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.1/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A wonderful demonstration of a home well-loved and maintained in the Town & Country Mobile Park. The interior has a nice kitchen with dining area and built-in hutch. It has an open concept and has a large pantry. Windows on two sides offers morning and afternoon light and a cozy feeling while you are dining. The home has a light-colored (clean) carpet throughout, and the bathroom and kitchen have a linoleum floors. The living room has an expansion with cathedral ceilings and is definitely a nice large living space for larger furniture. The 2nd bedroom is currently used as storage but can be a bedroom, office or craft room. The master bedroom is in the back and has nice built-ins. The

Key facts

• Rock garden
• Cathedral ceilings
• Large pantry

Tags

• KITCHEN WITH DINING AREA
• BUILT-IN HUTCH
• LARGE PANTRY
• CATHEDRAL CEILINGS
• ROCK GARDEN

Property features AI

Finance

• HOA & community: Age-restricted community

Exterior

• Parking: Drive space
• Utilities: Public water; Public sewer
• Home design: Manufactured home; New (year-built listed as new); 60 ft by 12 ft mobile dimensions
• Construction: Aluminum siding; Pillar/post/pier foundation; Flat roof
• Exterior features: Tool shed

Interior

• Kitchen: Gas range/oven; Oven; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Pantry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.6% vs local median 2.6% in Orcutt — 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 73/100 on livability (#169 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, cost of living F.
• Orcutt Union Elementary (suburban): math 44% / reading 54% proficiency, ranked #414 of 1,400 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $477 of loan paydown is wiped out by about $2k 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 + 2.2% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 3.54% ✓
• Cap rate: 31.55%
• Cash-on-cash: 90.21%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $66,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 E Clark Ave #78	0.00mi	2/1.0	723 (-3%)	1mo	$67,000	$93	94
1600 E Clark Ave #69	0.07mi	1/1.0 (-1)	720 (-3%)	9mo	$75,000	$104	79
1600 E Clark Ave #50	0.02mi	2/1.0	700 (-6%)	15mo	$23,000	$33	77
1600 E 1600 E Clark Ave #46	0.02mi	2/—	672 (-10%)	9mo	$50,500	$75	75
1600 E Clark Ave #110	0.07mi	2/1.0	682 (-8%)	17mo	$48,000	$70	68
1600 E Clark #135	0.14mi	2/2.0	720 (-3%)	22mo	$65,000	$90	66

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: 90.0%
• Equity multiple: 5.11×
• Total profit: $79,477
• Equity at exit: $10,288

10-year hold

• IRR: 92.8%
• Equity multiple: 10.36×
• Total profit: $180,879
• Equity at exit: $5,966

Cash invested: $19,320 (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 93455

• Rents YoY: 2.2%
• Active inventory: 124
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,452

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 36%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 Oak Knoll Rd Unit 2 Orcutt, CA	1.0	1.0	430	$2,199	$5.11	14d	1	1.09mi

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-05-04
   status Active
3. 2026-04-25
   status Active
4. 2026-03-21
   status Active
5. 2026-02-19
   historical Active Under Contract
6. 2026-02-19
   status Pending
7. 2026-02-19
   historical
8. 2026-02-19
   historical
9. 2026-01-31
   listed $69,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,304
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$2,007
• Taxable income: $17,363
• Est. tax owed @ 24.0%: −$4,167
• After-tax cash flow: $13,261/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: Orcutt Union Elementary
• NCES district ID: 0628710
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $70,564
• Composite: 45.96/100
• National rank: #5530
• State rank: #414 of 1400 in CA

Livability — Orcutt

• Score: 73/100
• State rank: #169
• US rank: #5508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orcutt, CA
• County: Santa Barbara County · 410,380 people
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 44,611
• Household income: $110,661
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 765.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 24% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 2% Russian 2% Italian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 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: ▼ -729.78%
• Current HPI: 314.6499
• Rent YoY: ▲ 2.23%
• Metro: Santa Maria-Santa Barbara, 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

9 events — show timeline

• 2026-05-04 Pending — NSBCRMLS
• 2026-05-04 Relisted — NSBCRMLS
• 2026-04-25 Relisted — NSBCRMLS
• 2026-03-21 Relisted — NSBCRMLS
• 2026-02-19 Contingent — NSBCRMLS
• 2026-02-19 Pending — NSBCRMLS
• 2026-02-19 Listing Removed — NSBCRMLS
• 2026-02-19 Listing Removed — NSBCRMLS
• 2026-01-31 Listed $69,000 NSBCRMLS