765 Mesa Vw #252 · Callender, CA 93420

$336,999

3 bd · 2.0 ba · 1,473 sqft · Manufactured public records · 8 Days on market

Built 2000 Est $268k · 26% over

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Why this score? — see what drove the D+ 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the epitome of resort-style living in a stunning single-family residence perfectly tailored for those seeking a vacation or year-round home with modern flair. This immaculate 3-bedroom, 2-bathroom oasis offers the ideal blend of comfort and luxury, boasting an open floor plan with vaulted ceilings and an enclosed patio that significantly extends the living space. The 2 car garage is a rare gem! The architectural design of this home is complemented by an exquisite primary suite featuring a walk-in closet and a step-in shower, alongside a full bathroom in the hallway for guests. The seamless integration of indoor and outdoor living is evident, with sunset views and a peek of the ocean from both the front and back yards. Mesa Dunes, an all-age mobile home community, delivers an unparalleled lifestyle with its two swimming pools, year-round spa, fitness room, trails, and basketball court, not to mention the BBQ area, kiddie park, pool table, and ping-pong facilities. Additionally, two recreation rooms equipped with full kitchens make entertaining a breeze. Positioned near the idyllic Pismo Beach, the charming Village of Arroyo Grande, and world-class wine country, this property is just minutes away from hospitals, medical centers, shopping, and fine dining. The low-maintenance xeriscaped and synthetic turf yard saves water and adds to the home's appeal. Take advantage of the temperate climate year-round, RV parking availability, and proximity to the Pismo Beach recreation area. This well-maintained, modern-designed home is priced to sell and will not be on the market for long. Seize the opportunity to enjoy all that the Central Coast has to offer! Current space rent is $1500 per month including utilities. Space rent to new owner to be verified by park manager.

Key facts

• Synthetic turf
• Spa
• Two clubhouses

Tags

• FULLY ENCLOSED PATIO
• LOW MAINTENANCE YARDS
• SYNTHETIC TURF
• TWO POOLS
• SPA
• TWO CLUBHOUSES

Property features AI

Finance

• Other: Double body type (multi-unit/mobile classification)
• Financial info: Land lease: $1,800 per month; Manager approval required for park residency; Pets allowed with breed restrictions
• HOA & community: Park: Mesa Dunes Mobile Home Estates; Community features include a park

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway parking; Side-by-side parking; Total 2 parking spaces
• Utilities: Natural gas connected; Public/district water; Public sewer; Electricity connected (standard); Cable connected
• Home design: Single-story home; Entry on main level; Mobile home (26' x 65') — mobile home remains; Assessor/public records for living area and year built
• Construction: Pillar/post/pier foundation
• Exterior features: Enclosed patio; Community pool; Landscaped yard; Front yard

Interior

• Kitchen: Gas range; Gas oven; Tile counters
• Bedrooms: Primary bedroom; All bedrooms on one level; Primary suite
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower
• Heating & cooling: Forced air heating; Fireplace
• Interior features: Ceiling fan; Tile counters; Cathedral/vaulted ceilings; Community/association spa
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $337k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (0.7% below list).
• Recommended offer: $335k (0.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#1,037 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: schools D, amenities F, commute F.
• Lucia Mar Unified (town): math 42% / reading 56% proficiency, ranked #433 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,104 units permitted in San Luis Obispo County in 2024 (273 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• San Luis Obispo County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 24y 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

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

Recommended offer $334,626 (0.7% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $268,086
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 Mesa View Dr #137	0.00mi	3/2.0	1,550 (+5%)	0mo	$290,000	$187	91
765 Mesa View Dr #269	0.00mi	3/2.0	1,512 (+3%)	9mo	$179,000	$118	88
765 Mesa View Dr #13	0.00mi	3/2.0	1,534 (+4%)	6mo	$350,000	$228	88
765 Mesa View Dr #270	0.00mi	3/2.0	1,576 (+7%)	1mo	$286,500	$182	87
765 Mesa View Dr #280	0.00mi	3/2.0	1,512 (+3%)	10mo	$219,900	$145	87
765 Mesa View Dr #28	0.00mi	3/2.0	1,513 (+3%)	14mo	$270,000	$178	84
765 Mesa View Dr #290	0.00mi	3/2.0	1,320 (-10%)	1mo	$270,000	$205	82
765 Mesa View Dr #234	0.00mi	3/2.0	1,547 (+5%)	15mo	$210,000	$136	79
765 Mesa View Dr #253	0.00mi	3/2.0	1,560 (+6%)	14mo	$315,000	$202	79
765 Mesa View Dr #201	0.00mi	3/2.0	1,331 (-10%)	16mo	$225,000	$169	70
765 Mesa View Dr #152	0.00mi	3/2.0	1,288 (-13%)	12mo	$245,000	$190	69
765 Mesa View Dr #155	0.00mi	2/2.0 (-1)	1,296 (-12%)	12mo	$100,000	$77	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-12,709
• Equity at exit: $50,248

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $42,436
• Equity at exit: $29,138

Cash invested: $94,360 (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 93420

• Active inventory: 94
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,346 medium
• Mortgage (P&I): −$1,767
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $660

Break-even live

Break-even rent $2,510

Max offer price $336,999

Occupancy floor 75%

Sensitivity live

Price	-10% $851	-5% $756	+0% $660	+5% $565	+10% $470
Rent	-10% $396	-5% $528	+0% $660	+5% $793	+10% $925
Rate	-1.0pp $830	-0.5pp $746	base $660	+0.5pp $573	+1.0pp $484

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Mesa View Dr #57 Arroyo Grande, CA	2.0	2.0	1440	$2,775	$1.93	44d	1	0.03mi

Listing history 7 events

1. 2026-06-18
   days on market $336,999 Active 8 DOM
2. 2026-06-17
   days on market $336,999 Active 7 DOM
3. 2026-06-16
   days on market $336,999 Active 6 DOM
4. 2026-06-15
   days on market $336,999 Active 5 DOM
5. 2026-06-14
   days on market $336,999 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $336,999 Active 2 DOM

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$1,656/yr (+$138/mo · 182.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥79°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,155
• − Mortgage interest: −$18,877
• − Property taxes: −$906
• − Insurance: −$1,685
• − Repairs & maintenance: −$3,212
• − Management: −$3,212
• − Depreciation: −$9,804
• Taxable income: $2,459
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $7,335/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: Lucia Mar Unified
• NCES district ID: 0623080
• Math proficiency: 42% ▲ 3.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $62,681
• Composite: 45.19/100
• National rank: #5782
• State rank: #433 of 1400 in CA

Livability — Callender

• Score: 52/100
• State rank: #1037
• US rank: #25071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Luis Obispo County · 224,651 people
• Metro: San Luis Obispo-Paso Robles, CA
• Population (ZIP): 31,345
• Household income: $110,553
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 882.0

Population outlook (San Luis Obispo County) Hauer SSP2

• Today (2025): 306,977 people
• By 2030: 320,378 · +4.4%
• By 2040: 343,933 · +12.0%
• By 2050: 366,853 · +19.5%
• By 2075: 428,329 · +39.5%
• By 2100: 460,687 · +50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 18% Hispanic / Latino 17% Asian 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · San Luis Obispo

• 2024 margin: D (+10.9) · D 53.9% · R 43.1% · Other 3.0%
• 2008→2024 swing: +5.5pp toward D · 2008: 5.4pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+13.1 2016: D+8.3 2012: D+1.0 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -798.57%
• Current HPI: 348.2038
• Rent YoY: —
• Metro: San Luis Obispo-Paso Robles, 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

+140.9% since first listed

22 events — show timeline

• 2026-06-10 Listed $336,999 CRMLS
• 2024-05-01 Sold (MLS) $295,000 CRMLS
• 2024-03-12 Pending — CRMLS
• 2024-03-06 Listed $298,000 CRMLS
• 2024-02-23 Coming Soon $298,000 CRMLS
• 2019-10-30 Sold (MLS) $199,900 CRMLS
• 2019-10-02 Pending — CRMLS
• 2019-09-26 Price Changed $199,900 CRMLS
• 2019-08-01 Price Changed $234,900 CRMLS
• 2019-07-03 Price Changed $249,900 CRMLS
• 2019-06-12 Price Changed $264,900 CRMLS
• 2019-04-22 Listed $269,900 CRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2015-01-06 Listing Removed — CRMLS
• 2004-07-22 Sold (MLS) $129,000 CRMLS
• 2004-07-22 Listing Removed — NSBCRMLS
• 2003-12-09 Sold (MLS) $144,000 NSBCRMLS
• 2003-11-21 Listed $129,000 CRMLS
• 2003-11-21 Listed $129,000 NSBCRMLS
• 2002-12-12 Listed $137,999 NSBCRMLS
• 2002-09-13 Listed $139,900 CRMLS
• 2002-09-13 Listed $139,900 NSBCRMLS

Property tax history

-0.5%/yr

Latest (2025): $906 · +1.4% YoY. Source: county tax records.