17779 Vierra Canyon Rd #13 · Prunedale, CA 93907

$265,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 10 Days on market

Built 1965 Est $235k · 13% 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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a charming, beautifully landscaped corner lot with a vibrant succulent garden, this inviting mobile home blends comfort, functionality, and classic appeal. Step inside to find a spacious, bright kitchen equipped with warm cabinetry, expansive countertops, a gas range, and a generous dining area perfect for family meals. The thoughtful layout features two cozy bedrooms with laminate flooring and two well-appointed bathrooms including one with a modern, glass-enclosed corner shower. Enjoy a massive, covered front porch that spans the length of the home, alongside a private, covered back patio area ideal for barbecuing and outdoor dining. Includes a dedicated laundry room offering extra storage and a covered carport.

Key facts

• Built 1965
• Listed 10 days

Property features AI

Finance

• Other: Located in a park with leased land

Exterior

• Parking: Assigned space number 13 (space rent $1,000)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured home on leased land
• Exterior features: Composition roof; Lot size source: Assessor

Interior

• Kitchen: Eat-in kitchen (appliances not listed)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating; Ceiling fan(s)
• Interior features: Kitchen and family room combined; Eat-in kitchen; Ceiling fan(s); Central forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 8.0% vs local median 2.3% in Prunedale — 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 (#780 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B+; Watch: crime C-, amenities F, commute F.
• North Monterey County Unified (suburban): math 20% / reading 34% proficiency, ranked #1,055 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).
• This rent runs 32% of the median local income ($105k/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 $8k of value loss. Plan a longer hold.
• Monterey County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $58k; list at $265k implies a 361% 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 $265,000

Questions for the listing agent

1. Built in 1965 — 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. 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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $235,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17779 Vierra Canyon Rd #19	0.06mi	3/2.0 (+1)	1,100 (+10%)	13mo	$259,000	$235	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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-19,585
• Equity at exit: $39,512

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $13,138
• Equity at exit: $22,912

Cash invested: $74,200 (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 93907

• Active inventory: 49
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,782 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $366

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 82%

Sensitivity live

Price	-10% $549	-5% $458	+0% $366	+5% $274	+10% $183
Rent	-10% $146	-5% $256	+0% $366	+5% $476	+10% $586
Rate	-1.0pp $500	-0.5pp $433	base $366	+0.5pp $297	+1.0pp $228

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 El Camino Real Unit 1 Prunedale, CA	3.0	2.0	1160	$3,200	$2.76	13d	1	0.57mi

Listing history 8 events

1. 2026-06-18
   days on market $265,000 Active 10 DOM
2. 2026-06-17
   days on market $265,000 Active 9 DOM
3. 2026-06-16
   days on market $265,000 Active 8 DOM
4. 2026-06-15
   days on market $265,000 Active 7 DOM
5. 2026-06-14
   days on market $265,000 Active 5 DOM
6. 2026-06-13
   days on market $265,000 Active 4 DOM
7. 2026-06-10
   days on market $265,000 Active 2 DOM
8. 2026-06-09
   listed $265,000 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 3/10 Moderate 7 d/yr ≥84°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,378
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,670
• − Management: −$2,670
• − Depreciation: −$7,709
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $4,348/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: North Monterey County Unified
• NCES district ID: 0627590
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 34% ▲ 4.00%
• Median HH income: $66,789
• Composite: 28.25/100
• National rank: #12165
• State rank: #1055 of 1400 in CA

Livability — Prunedale

• Score: 56/100
• State rank: #780
• US rank: #22467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prunedale, CA
• County: Monterey County · 241,191 people
• City population: 24,922
• Metro: Salinas, CA
• Population (ZIP): 25,146
• Household income: $104,942
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 590.0

Population outlook (Monterey County) Hauer SSP2

• Today (2025): 458,436 people
• By 2030: 469,418 · +2.4%
• By 2040: 489,615 · +6.8%
• By 2050: 506,696 · +10.5%
• By 2075: 531,048 · +15.8%
• By 2100: 519,153 · +13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 58% White 28% Two or more races 15% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 53% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Russian 2% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 48% English-only · Spanish 45% Tagalog/Filipino 2% Other Asian/Pacific 2%

Political lean MEDSL · Monterey

• 2024 margin: Strong D (+29.9) · D 63.4% · R 33.5% · Other 3.0%
• 2008→2024 swing: -8.4pp toward R · 2008: 38.3pp · 2024: 29.9pp
• All cycles: 2024: D+29.9 2020: D+41.3 2016: D+39.7 2012: D+33.9 2008: D+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -492.44%
• Current HPI: 290.6503
• Rent YoY: —
• Metro: Salinas, 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

+278.6% since first listed

11 events — show timeline

• 2026-06-08 Listed $265,000 MLSListings
• 2026-06-08 Listed $265,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-02-12 Sold (MLS) $57,500 MLSListings
• 2013-12-13 Pending — MLSListings
• 2013-11-07 Listed $65,500 MLSListings
• 2010-07-09 Sold (MLS) $35,000 MLSListings
• 2010-06-29 Listed $35,000 MLSListings
• 2010-06-29 Listing Removed — MLSListings
• 2006-03-07 Sold (MLS) $69,000 MLSListings
• 2006-01-14 Listing Removed — MLSListings
• 2005-08-26 Listed $70,000 MLSListings