1650 E Clark Ave #209 · Orcutt, CA 93455

$135,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 23 Days on market

Built 1984 1,086 sqft lot Est $133k · 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 +6.8/15.0
• 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 MLS

2 bedroom/2 bath home in Sunnyhills 55+ Community. Move-in ready with open living/dining area, cathedral ceilings, and neutral paint. Kitchen features breakfast bar, new gas stove and plenty of cabinets. Water heater and furnace replaced this year. Master bedroom with walk-in closet and extra shelving. Updated flooring in both bathrooms. Indoor utility room, washer and dryer included. Covered front porch, low maintenance yard with pavers and Hayward shed adjacent to carport. Nice location close to guest parking and RV storage. Sunnyhills is conveniently located near shopping and restaurants. Amenities include clubhouse, pool/spa, fitness room, and more.

Key facts

• Clubhouse
• Workout room
• Kitchen area

Tags

• CLUBHOUSE
• LIBRARY
• WORKOUT ROOM
• KITCHEN AREA
• LARGE MEETING ROOM
• POOL

Property features AI

Finance

• Other: Residential zoning; Lot is upslope
• HOA & community: Age-restricted community; Pets allowed with restrictions; Land lease: $1,088.12

Exterior

• Parking: Drive space
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; 44 ft by 24 ft (manufactured home dimensions); Model: Sahara
• Construction: Composite siding; Composition roof; Pillar/post/pier foundation; Built by Kaufman/Broad Homes (Make: 09578)
• Exterior features: Yard sprinklers; Tool shed

Interior

• Kitchen: Gas range/oven; Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling units; Ceiling fans
• Interior features: Carpet and vinyl flooring; Gas hookup for laundry
• Laundry & utility: Washer and dryer included; Gas hookup for laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

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 ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% 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); 122 active listings in the ZIP; 2 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).
• This rent runs 32% of the median local income ($111k/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $44k; list at $135k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.22% ✓
• Cap rate: 19.03%
• Cash-on-cash: 45.48%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1650 E Clark Ave #344	0.23mi	2/2.0	1,056 (0%)	3mo	$150,000	$142	86
1600 E Clark Ave #73	0.07mi	2/2.0	980 (-7%)	5mo	$95,000	$97	80
1600 E Clark Ave #166	0.13mi	2/2.0	1,077 (+2%)	13mo	$77,500	$72	80
1650 E Clark #294	0.17mi	2/2.0	1,056 (0%)	19mo	$198,750	$188	76
1650 E Clark Ave #340	0.25mi	3/2.0 (+1)	1,056 (0%)	10mo	$147,860	$140	75
1600 E Clark Ave #48	0.03mi	3/2.0 (+1)	1,160 (+10%)	4mo	$58,000	$50	74
1650 E Clark Ave #250	0.22mi	2/2.0	1,152 (+9%)	12mo	$145,000	$126	65

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: 41.8%
• Equity multiple: 2.78×
• Total profit: $67,117
• Equity at exit: $20,129

10-year hold

• IRR: 47.6%
• Equity multiple: 5.41×
• Total profit: $166,824
• Equity at exit: $11,672

Cash invested: $37,800 (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: 122
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $1,433

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,526	-5% $1,479	+0% $1,433	+5% $1,386	+10% $1,339
Rent	-10% $1,196	-5% $1,314	+0% $1,433	+5% $1,551	+10% $1,669
Rate	-1.0pp $1,501	-0.5pp $1,467	base $1,433	+0.5pp $1,398	+1.0pp $1,362

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1293 Oak Knoll Rd Santa Maria, CA	2.0	2.0	840	$2,500	$2.98	15d	1	0.93mi
1462 Woodmere Rd Santa Maria, CA	3.0	2.0	1440	$3,800	$2.64	15d	1	1.13mi

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 23 DOM
2. 2026-06-18
   days on market $135,000 Active 20 DOM
3. 2026-06-17
   days on market $135,000 Active 19 DOM
4. 2026-06-16
   days on market $135,000 Active 18 DOM
5. 2026-06-15
   days on market $135,000 Active 17 DOM
6. 2026-06-14
   days on market $135,000 Active 15 DOM
7. 2026-06-13
   days on market $135,000 Active 14 DOM
8. 2026-06-10
   days on market $135,000 Active 12 DOM
9. 2026-06-09
   days on market $135,000 Active 11 DOM
10. 2026-06-08
    days on market $135,000 Active 10 DOM
11. 2026-06-07
    days on market $135,000 Active 9 DOM
12. 2026-06-05
    days on market $135,000 Active 6 DOM
13. 2026-06-03
    days on market $135,000 Active 5 DOM
14. 2026-06-02
    days on market $135,000 Active 4 DOM
15. 2026-06-01
    days on market $135,000 Active 3 DOM
16. 2026-05-31
    days on market $135,000 Active 2 DOM
17. 2026-05-30
    remarks 457-char remark
18. 2026-05-30
    listed $135,000 Active 1 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 17 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: $35,934
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$3,927
• Taxable income: $15,995
• Est. tax owed @ 24.0%: −$3,839
• After-tax cash flow: $13,354/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

+527.9% since first listed

9 events — show timeline

• 2026-05-29 Listed $135,000 NSBCRMLS
• 2016-09-30 Sold (MLS) $43,500 NSBCRMLS
• 2016-08-15 Listed $48,500 NSBCRMLS
• 2012-03-09 Sold (MLS) $22,900 NSBCRMLS
• 2011-03-21 Listed $22,900 NSBCRMLS
• 2001-10-08 Sold (MLS) $48,000 NSBCRMLS
• 2001-06-27 Listed $49,900 NSBCRMLS
• 1995-08-07 Sold (MLS) $20,000 NSBCRMLS
• 1995-08-03 Listed $21,500 NSBCRMLS

Property tax history

+1.4%/yr

Latest (2025): $192 · +1.7% YoY. Source: county tax records.