330 W Highway 246 #20 · Buellton, CA 93427

$235,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 31 Days on market

Built 1973 435 sqft lot Est $350k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming mobile home located in a desirable 55+ community in the beautiful city of Buellton. This home features a spacious floor plan with comfortable living areas and plenty of natural light throughout. Recent upgrades include a new roof coating, exterior paint, new water heater, and a high-quality ramp at the front entry, offering peace of mind for years to come. Outside, you'll appreciate the easy-care yard, perfect for low-maintenance living, along with two convenient storage sheds providing ample space for tools, hobbies, or extra belongings. Enjoy the friendly atmosphere of this great community while being close to local shops, restaurants, and all that Buellton has to offer. This is a wonderful opportunity to enjoy relaxed Central Coast living in a welcoming neighborhood. Space fee to new owner to be $669.57 Seller will offer a $3,000 credit for flooring.

Key facts

• Exterior paint
• Easy-care yard
• New roof coating

Tags

• NEW ROOF COATING
• EXTERIOR PAINT
• NEW WATER HEATER
• HIGH-QUALITY RAMP
• EASY-CARE YARD
• STORAGE SHEDS

Property features AI

Finance

• Other: Pets allowed with limitations; Directions: Hwy 246 West, turn left into first park entrance
• HOA & community: Association amenities include tennis courts, clubhouse, pool, greenbelt, and guest parking; Association covers trash, property management, and common area maintenance; Association present (HOA)

Exterior

• Parking: Carport
• Utilities: Sewer: other
• Home design: Double wide mobile home (Golden West); Pier & post foundation; Vinyl siding; Other roof; Entry faces Park Circle area
• Construction: Vinyl siding construction; Pier & post foundation; Other roof type
• Exterior features: Level lot; Near public transit; Setting view; Tennis court(s); Clubhouse; Pool; Greenbelt; Guest parking

Interior

• Kitchen: Refrigerator; Dishwasher; Gas stove
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Accessible approach with ramp; Laundry room; Enclosed patio/porch; Shed on property; Traditional style, average condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

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 ($4k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.0% in Buellton — 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 63/100 on livability (#438 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Santa Ynez Valley Union High (town): math 37% / reading 60% proficiency, ranked #386 of 1,400 in CA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $349,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 W Highway 246 #120	0.00mi	2/2.0	1,440 (0%)	9mo	$350,000	$243	92
330 W Hwy 246 #54	0.00mi	2/2.0	1,400 (-3%)	5mo	$265,000	$189	92
330 W Hwy 246 #24	0.00mi	3/2.0 (+1)	1,536 (+7%)	4mo	$245,000	$160	80
330 west hwy 246 #64	0.00mi	3/2.0 (+1)	1,536 (+7%)	8mo	$349,950	$228	78
330 W hwy 246 #90	0.00mi	3/2.0 (+1)	1,560 (+8%)	5mo	$444,000	$285	77
330 W Hwy 246 #230	0.00mi	2/2.0	1,344 (-7%)	15mo	$217,000	$161	76
330 W Hwy 246 #91	0.00mi	2/2.0	1,536 (+7%)	18mo	$235,000	$153	74
330 W Highway 246 #47	0.00mi	2/2.0	1,344 (-7%)	21mo	$228,515	$170	71
330 W Highway 246 #51	0.00mi	3/2.0 (+1)	1,620 (+12%)	4mo	$459,000	$283	70
330 W Hwy 246 #92	0.00mi	3/2.0 (+1)	1,550 (+8%)	20mo	$458,000	$295	65
80 Zaca St #35	0.24mi	2/2.0	1,344 (-7%)	15mo	$330,000	$246	65
330 W hwy 246 #137	0.00mi	3/2.0 (+1)	1,620 (+12%)	15mo	$449,950	$278	62

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: 19.7%
• Equity multiple: 1.80×
• Total profit: $52,604
• Equity at exit: $35,039

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $162,737
• Equity at exit: $20,319

Cash invested: $65,800 (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 93427

• Active inventory: 36
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,857 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $1,423

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 58%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Dairyland Rd Buellton, CA	3.0	2.0	1534	$4,400	$2.87	21d	1	0.22mi
595 Avenue of the Flags #203 Buellton, CA	3.0	2.0	1560	$3,300	$2.12	13d	1	0.51mi
627 Central Ave Unit C Buellton, CA	2.0	1.5	1037	$2,950	$2.84	21d	1	0.51mi

Listing history 17 events

1. 2026-06-18
   days on market $235,000 Active 31 DOM
2. 2026-06-17
   days on market $235,000 Active 30 DOM
3. 2026-06-16
   days on market $235,000 Active 29 DOM
4. 2026-06-15
   days on market $235,000 Active 28 DOM
5. 2026-06-14
   days on market $235,000 Active 26 DOM
6. 2026-06-10
   days on market $235,000 Active 23 DOM
7. 2026-06-09
   days on market $235,000 Active 22 DOM
8. 2026-06-08
   days on market $235,000 Active 21 DOM
9. 2026-06-07
   days on market $235,000 Active 20 DOM
10. 2026-06-03
    days on market $235,000 Active 16 DOM
11. 2026-06-02
    days on market $235,000 Active 15 DOM
12. 2026-06-01
    days on market $235,000 Active 14 DOM
13. 2026-05-31
    days on market $235,000 Active 13 DOM
14. 2026-05-30
    days on market $235,000 Active 12 DOM
15. 2026-05-18
    listed $235,000 Active
16. 2026-05-16
    listed $235,000 Active 894-char remark

    Show marketing remark (894 chars)

    Welcome to this charming mobile home located in a desirable 55+ community in the beautiful city of Buellton. This home features a spacious floor plan with comfortable living areas and plenty of natural light throughout. Recent upgrades include a new roof coating, exterior paint, new water heater, and a high-quality ramp at the front entry, offering peace of mind for years to come. Outside, you'll appreciate the easy-care yard, perfect for low-maintenance living, along with two convenient storage sheds providing ample space for tools, hobbies, or extra belongings. Enjoy the friendly atmosphere of this great community while being close to local shops, restaurants, and all that Buellton has to offer. This is a wonderful opportunity to enjoy relaxed Central Coast living in a welcoming neighborhood. Space fee to new owner to be $669.57 Seller will offer a $3,000 credit for flooring.

17. 2026-05-15
    historical $235,000 894-char remark

    Show marketing remark (894 chars)

    Welcome to this charming mobile home located in a desirable 55+ community in the beautiful city of Buellton. This home features a spacious floor plan with comfortable living areas and plenty of natural light throughout. Recent upgrades include a new roof coating, exterior paint, new water heater, and a high-quality ramp at the front entry, offering peace of mind for years to come. Outside, you'll appreciate the easy-care yard, perfect for low-maintenance living, along with two convenient storage sheds providing ample space for tools, hobbies, or extra belongings. Enjoy the friendly atmosphere of this great community while being close to local shops, restaurants, and all that Buellton has to offer. This is a wonderful opportunity to enjoy relaxed Central Coast living in a welcoming neighborhood. Space fee to new owner to be $669.57 Seller will offer a $3,000 credit for flooring.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,283
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,703
• − Management: −$3,703
• − Depreciation: −$6,836
• Taxable income: $14,177
• Est. tax owed @ 24.0%: −$3,403
• After-tax cash flow: $13,672/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 Ynez Valley Union High
• NCES district ID: 0635850
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $85,622
• Composite: 46.97/100
• National rank: #5151
• State rank: #386 of 1400 in CA

Livability — Buellton

• Score: 63/100
• State rank: #438
• US rank: #15010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buellton, CA
• Population (ZIP): 5,866

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -432.89%
• Current HPI: 247.882
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $235,000 SBMLS
• 2026-05-16 Listed $235,000 NSBCRMLS
• 2026-05-15 Coming Soon $235,000 NSBCRMLS