610 E Pine Ave #10 · Lompoc, CA 93436

$50,000

1 bd · 1.0 ba · 840 sqft · Manufactured public records · 89 Days on market

Built 2002 1,000 sqft lot $60/sqft · 28% below area Est $69k · 28% under $1100/mo HOA · 52% of rent ↓ 9% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Sale: 2002 Manufactured Home - Lompoc, CA 93436 2002 manufactured home offering 840 sq. ft. of comfortable living. This 2-section home measures 41 ft. x 24 ft. and features two bedrooms and two full bathrooms. The open, functional floor plan is ideal for first-time buyers, downsizers, or investors seeking a new home in Lompoc. For more information or to schedule a viewing, please contact your favorite realtor. As-Is sale

Key facts

• 1,000 sq ft lot
• Built 2002
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.9% in Lompoc — 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 56/100 on livability (#786 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D, schools F, amenities F.
• Lompoc Unified (suburban): math 29% / reading 44% proficiency, ranked #818 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 152 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $346 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 + 3.3% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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

• Watch-outs: HOA is 52% of rent.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 4.24% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.64%
• DSCR: 1.87
• GRM: 2.0

CMA / ARV

• ARV (median comp): $69,356
• List price: $50,000
• Delta: -27.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 E Pine Ave #29	0.06mi	2/2.0 (+1)	900 (+7%)	2mo	$60,000	$67	74
610 E Pine Ave #17	0.02mi	2/2.0 (+1)	960 (+14%)	5mo	$59,900	$62	62
701 E Pine Ave #182	0.14mi	2/1.5 (+1)	960 (+14%)	2mo	$65,000	$68	61

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.56×
• Total profit: $7,860
• Equity at exit: $7,455

10-year hold

• IRR: 23.9%
• Equity multiple: 3.23×
• Total profit: $31,250
• Equity at exit: $4,323

Cash invested: $14,000 (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 93436

• Rents YoY: 3.3%
• Active inventory: 152
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$21
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $229

Break-even live

Break-even rent $1,831

Max offer price $50,000

Occupancy floor 84%

Sensitivity live

Price	-10% $257	-5% $243	+0% $229	+5% $215	+10% $201
Rent	-10% $62	-5% $145	+0% $229	+5% $313	+10% $397
Rate	-1.0pp $254	-0.5pp $242	base $229	+0.5pp $216	+1.0pp $203

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 N 4th St Unit N604B Lompoc, CA	2.0	1.0	800	$2,300	$2.88	44d	1	0.44mi
218 N C St Lompoc, CA	2.0	1.0	950	$1,875	$1.97	24d	1	0.53mi
505 N Sixth St Unit A Lompoc, CA	2.0	1.0	600	$2,000	$3.33	14d	1	0.58mi
401 W Pine Ave Lompoc, CA	1.0–2.0	1.0	734	$1,905	$2.59	14d	1	0.62mi
324 W Chestnut Ave Lompoc, CA	2.0	2.5	940	$2,600	$2.77	24d	1	0.76mi
321 N L St Unit C Lompoc, CA	2.0	1.0	1100	$2,400	$2.18	24d	1	0.80mi
404 W Barton Ave Unit 2 Lompoc, CA	2.0	1.5	878	$2,200	$2.51	44d	1	0.83mi
214 S F St #2 Lompoc, CA	2.0	1.5	946	$2,500	$2.64	24d	1	0.88mi
423 N N St Lompoc, CA	2.0	1.0	900	$2,200	$2.44	44d	1	0.88mi
804 W Nectarine Ave Lompoc, CA	2.0	1.0	850	$2,200	$2.59	44d	1	0.91mi
812 W Laurel Ave Lompoc, CA	2.0	1.0	800	$2,170	$2.71	14d	2	1.04mi
925 W Chestnut Ave Lompoc, CA	2.0	1.0	699	$2,070	$2.96	14d	3	1.10mi
960 W Chestnut Ave Unit 946-D Lompoc, CA	2.0	1.0	800	$2,050	$2.56	24d	1	1.13mi
1113 W Cypress Ave Lompoc, CA	2.0	1.5	953	$2,500	$2.62	14d	1	1.42mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr

Listing history 22 events

1. 2026-06-15
   days on market $50,000 Active 89 DOM
2. 2026-06-14
   days on market $50,000 Active 87 DOM
3. 2026-06-13
   days on market $50,000 Active 86 DOM
4. 2026-06-10
   days on market $50,000 Active 84 DOM
5. 2026-06-09
   days on market $50,000 Active 83 DOM
6. 2026-06-08
   days on market $50,000 Active 82 DOM
7. 2026-06-07
   days on market $50,000 Active 81 DOM
8. 2026-06-05
   days on market $50,000 Active 78 DOM
9. 2026-06-03
   days on market $50,000 Active 77 DOM
10. 2026-06-02
    days on market $50,000 Active 76 DOM
11. 2026-06-01
    days on market $50,000 Active 75 DOM
12. 2026-05-31
    days on market $50,000 Active 74 DOM
13. 2026-05-30
    days on market $50,000 Active 73 DOM
14. 2026-05-04
    status Active 437-char remark

    Show marketing remark (437 chars)

    For Sale: 2002 Manufactured Home - Lompoc, CA 93436 2002 manufactured home offering 840 sq. ft. of comfortable living. This 2-section home measures 41 ft. x 24 ft. and features two bedrooms and two full bathrooms. The open, functional floor plan is ideal for first-time buyers, downsizers, or investors seeking a new home in Lompoc. For more information or to schedule a viewing, please contact your favorite realtor. As-Is sale

15. 2026-03-31
    status Pending 437-char remark

    Show marketing remark (437 chars)

    For Sale: 2002 Manufactured Home - Lompoc, CA 93436 2002 manufactured home offering 840 sq. ft. of comfortable living. This 2-section home measures 41 ft. x 24 ft. and features two bedrooms and two full bathrooms. The open, functional floor plan is ideal for first-time buyers, downsizers, or investors seeking a new home in Lompoc. For more information or to schedule a viewing, please contact your favorite realtor. As-Is sale

16. 2026-02-12
    listed $50,000 Active 437-char remark

    Show marketing remark (437 chars)

    For Sale: 2002 Manufactured Home - Lompoc, CA 93436 2002 manufactured home offering 840 sq. ft. of comfortable living. This 2-section home measures 41 ft. x 24 ft. and features two bedrooms and two full bathrooms. The open, functional floor plan is ideal for first-time buyers, downsizers, or investors seeking a new home in Lompoc. For more information or to schedule a viewing, please contact your favorite realtor. As-Is sale

17. 2021-08-02
    historical
18. 2021-01-28
    price $44,000
19. 2020-11-18
    price $45,000
20. 2020-08-04
    price $48,000
21. 2020-06-26
    price $50,000
22. 2020-05-23
    listed $55,000 Active

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,449
• − Mortgage interest: −$2,801
• − Property taxes: −$759
• − Insurance: −$250
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$13,200
• − Depreciation: −$1,455
• Taxable income: $2,913
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $2,050/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: Lompoc Unified
• NCES district ID: 0622410
• Math proficiency: 29% ▲ 3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $53,716
• Composite: 34.49/100
• National rank: #10135
• State rank: #818 of 1400 in CA

Livability — Lompoc

• Score: 56/100
• State rank: #786
• US rank: #22552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lompoc, CA
• County: Santa Barbara County · 410,380 people
• City population: 55,820
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 55,820
• Household income: $80,097
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 34% Two or more races 25% Black 3% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 37% Other Asian/Pacific 1% Tagalog/Filipino 1%

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: ▼ -574.83%
• Current HPI: 310.2366
• Rent YoY: ▲ 3.31%
• 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

-9.1% since first listed

9 events — show timeline

• 2026-05-04 Relisted — NSBCRMLS
• 2026-03-31 Pending — NSBCRMLS
• 2026-02-12 Listed $50,000 NSBCRMLS
• 2021-08-02 Listing Removed — NSBCRMLS
• 2021-01-28 Price Changed $44,000 NSBCRMLS
• 2020-11-18 Price Changed $45,000 NSBCRMLS
• 2020-08-04 Price Changed $48,000 NSBCRMLS
• 2020-06-26 Price Changed $50,000 NSBCRMLS
• 2020-05-23 Listed $55,000 NSBCRMLS

Property tax history

+1.8%/yr

Latest (2013): $759 · +2.1% YoY. Source: county tax records.