844 Vista Del Rio · Santa Maria, CA 93458

$259,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 61 Days on market

Built 1991 2,178 sqft lot Est $206k · 26% over

---

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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely well maintained home in Rancho Buena Vista! Everything up to date! This one won't last!

Key facts

• Wineries
• Covered patio
• Club house

Tags

• FIREPLACE
• COVERED PATIO
• GOLF COURSE
• CLUB HOUSE
• POOL
• WINERIES

Property features AI

Finance

• Other: Property size reported as 1,440 building area (per tax records)
• HOA & community: Age-restricted community; Pets allowed; Land lease: $1,038

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (mobile/manufactured); 60-foot mobile length; Hallmark make
• Construction: Shingle roof; Pillar/post/pier and axle foundation
• Exterior features: Level lot

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Carpet and linoleum flooring; Covered patio
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Santa Maria — 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 71/100 on livability (#202 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools F, crime F, cost of living F.
• Santa Maria-Bonita (urban): math 26% / reading 34% proficiency, ranked #1,023 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $2,968/mo this rent would consume 47% of the median local household income ($75k/yr) (locally 2583% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $102k; list at $259k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $243,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W Taylor St #406	0.16mi	3/2.0	1,416 (-2%)	3mo	$315,000	$222	88
820 Vista Del Rio	0.06mi	3/2.0	1,536 (+7%)	4mo	$249,900	$163	82
2121 NW Via Visalia St	0.17mi	3/2.0	1,536 (+7%)	3mo	$315,000	$205	79
2148 Avenida Redondo	0.12mi	3/2.0	1,536 (+7%)	6mo	$275,000	$179	79
934 Vista Montana	0.22mi	3/2.0	1,536 (+7%)	1mo	$233,000	$152	78
519 W Taylor St #232	0.26mi	2/2.0 (-1)	1,440 (0%)	10mo	$140,000	$97	74
519 W Taylor St #365	0.30mi	2/2.0 (-1)	1,440 (0%)	10mo	$120,000	$83	73
519 W Taylor #125	0.39mi	2/2.0 (-1)	1,440 (0%)	5mo	$172,000	$119	72
519 W Taylor St #374	0.31mi	3/2.0	1,344 (-7%)	7mo	$170,000	$126	69
519 W Taylor St #26	0.42mi	3/2.0	1,330 (-8%)	3mo	$190,000	$143	65
519 W 519 W. Taylor St #141	0.46mi	2/2.0 (-1)	1,344 (-7%)	7mo	$95,000	$71	57
519 W Taylor St #371	0.33mi	2/2.0 (-1)	1,620 (+12%)	6mo	$130,000	$80	54

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-8,644
• Equity at exit: $38,618

10-year hold

• IRR: 5.7%
• Equity multiple: 1.41×
• Total profit: $29,861
• Equity at exit: $22,394

Cash invested: $72,520 (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 93458

• Rents YoY: 2.3%
• Active inventory: 56
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $555

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 76%

Sensitivity live

Price	-10% $734	-5% $644	+0% $555	+5% $465	+10% $376
Rent	-10% $320	-5% $437	+0% $555	+5% $672	+10% $789
Rate	-1.0pp $685	-0.5pp $621	base $555	+0.5pp $488	+1.0pp $419

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2351 Lexington Ave Santa Maria, CA	4.0	2.0	1300	$3,295	$2.53	22d	1	0.38mi
116 E Orchard St Santa Maria, CA	2.0	1.0	1004	$2,850	$2.84	22d	1	1.32mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	15d	1	1.39mi
715 W Alvin Ave Unit B Santa Maria, CA	2.0	1.5	1000	$2,495	$2.50	15d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $259,000 Active 61 DOM
2. 2026-06-18
   days on market $259,000 Active 58 DOM
3. 2026-06-17
   days on market $259,000 Active 57 DOM
4. 2026-06-16
   days on market $259,000 Active 56 DOM
5. 2026-06-15
   days on market $259,000 Active 55 DOM
6. 2026-06-14
   days on market $259,000 Active 53 DOM
7. 2026-06-13
   days on market $259,000 Active 52 DOM
8. 2026-06-10
   days on market $259,000 Active 50 DOM
9. 2026-06-09
   days on market $259,000 Active 49 DOM
10. 2026-06-08
    days on market $259,000 Active 48 DOM
11. 2026-06-07
    days on market $259,000 Active 47 DOM
12. 2026-06-05
    days on market $259,000 Active 44 DOM
13. 2026-06-03
    days on market $259,000 Active 43 DOM
14. 2026-06-02
    days on market $259,000 Active 42 DOM
15. 2026-06-01
    days on market $259,000 Active 41 DOM
16. 2026-05-31
    days on market $259,000 Active 40 DOM
17. 2026-05-30
    days on market $259,000 Active 39 DOM
18. 2026-04-20
    listed $259,000 Active
19. 2017-08-04
    soldstatus $102,500 Closed 94-char remark

    Show marketing remark (94 chars)

    Lovely well maintained home in Rancho Buena Vista! Everything up to date! This one won't last!

20. 2017-07-08
    status Pending 94-char remark

    Show marketing remark (94 chars)

    Lovely well maintained home in Rancho Buena Vista! Everything up to date! This one won't last!

21. 2017-06-29
    price $104,800 94-char remark

    Show marketing remark (94 chars)

    Lovely well maintained home in Rancho Buena Vista! Everything up to date! This one won't last!

22. 2017-06-18
    listed $118,500 Active 94-char remark

    Show marketing remark (94 chars)

    Lovely well maintained home in Rancho Buena Vista! Everything up to date! This one won't last!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,613
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$7,535
• Taxable income: $2,693
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $6,010/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: Santa Maria-Bonita
• NCES district ID: 0605580
• Math proficiency: 26% ▲ 3.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $50,959
• Composite: 29.11/100
• National rank: #11891
• State rank: #1023 of 1400 in CA

Livability — Santa Maria

• Score: 71/100
• State rank: #202
• US rank: #6519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Maria, CA
• County: Santa Barbara County · 410,380 people
• City population: 145,655
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 59,148
• Household income: $75,257
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2583.0

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: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 41% White 8% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 21% English-only · Spanish 72% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -422.91%
• Current HPI: 347.9281
• Rent YoY: ▲ 2.31%
• 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

+118.6% since first listed

5 events — show timeline

• 2026-04-20 Listed $259,000 NSBCRMLS
• 2017-08-04 Sold (MLS) $102,500 NSBCRMLS
• 2017-07-08 Pending — NSBCRMLS
• 2017-06-29 Price Changed $104,800 NSBCRMLS
• 2017-06-18 Listed $118,500 NSBCRMLS

Property tax history

-3.5%/yr

Latest (2025): $353 · +5.0% YoY. Source: county tax records.