835 Kimball #43 · Seaside, CA 93955

$180,000

2 bd · 1.0 ba · 444 sqft · Manufactured · 135 Days on market

Built 1963 $405/sqft · 27% above area Est $142k · 27% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 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

Welcome to Unit 43 at 835 Kimball Avenue, a well-cared-for and thoughtfully updated manufactured home in the sought-after Green Parrot Mobile Home Park in Seaside. Originally built in 1963, dont let the age fool you-this home has been substantially remodeled and is truly move-in ready. Nearly every part of the interior has been refreshed, including brand new drywall, new flooring throughout, fresh paint inside and out, and recessed lighting that adds a clean, bright touch. The kitchen has been updated with new countertops offering a fresh, functional space for daily living. Double-pane windows have been added for improved comfort and energy efficiency, making it a great option for buyers looking for value and convenience on the Monterey Peninsula. Located in a quiet and welcoming park setting, this home is close to local amenities, shopping, and the beautiful Central Coast shoreline. Affordable coastal living with major updates already done-this is one you wont want to miss.

Key facts

• New drywall
• Fresh paint
• New flooring

Tags

• UPDATED MANUFACTURED HOME
• NEW DRYWALL
• NEW FLOORING
• FRESH PAINT
• RECESSED LIGHTING
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.4% in Seaside — 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 (#446 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B+, housing B; Watch: crime D+, schools F, amenities F.
• Monterey Peninsula Unified (suburban): math 25% / reading 36% proficiency, ranked #975 of 1,400 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.0%/yr); 55 active listings in the ZIP; solid renter incomes; 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).
• This rent runs 34% of the median local income ($85k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 135 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $180k implies a 1186% gain — meaningful room to come down on a strong offer.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $142,272
• List price: $180,000
• Delta: 26.52%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Kimball Ave #18	0.00mi	1/1.0 (-1)	399 (-10%)	5mo	$169,000	$424	74
835 Kimball Ave #11	0.00mi	1/1.0 (-1)	399 (-10%)	8mo	$145,000	$363	72
835 Kimball Ave #13	0.00mi	1/1.0 (-1)	399 (-10%)	15mo	$145,000	$363	66
835 Kimball Ave #7	0.00mi	1/1.0 (-1)	399 (-10%)	16mo	$130,000	$326	65
835 Kimball Ave #6	0.00mi	1/1.0 (-1)	399 (-10%)	23mo	$145,000	$363	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,602
• Equity at exit: $26,839

10-year hold

• IRR: 10.5%
• Equity multiple: 1.71×
• Total profit: $35,588
• Equity at exit: $15,563

Cash invested: $50,400 (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 93955

• Rents YoY: -0.0%
• Active inventory: 55
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,447 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $689

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 67%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $180,000 Active 135 DOM
2. 2026-06-17
   days on market $180,000 Active 134 DOM
3. 2026-06-16
   days on market $180,000 Active 133 DOM
4. 2026-06-15
   days on market $180,000 Active 132 DOM
5. 2026-06-14
   days on market $180,000 Active 130 DOM
6. 2026-06-13
   days on market $180,000 Active 129 DOM
7. 2026-06-10
   days on market $180,000 Active 127 DOM
8. 2026-06-09
   days on market $180,000 Active 126 DOM
9. 2026-06-08
   days on market $180,000 Active 125 DOM
10. 2026-06-07
    days on market $180,000 Active 124 DOM
11. 2026-06-05
    days on market $180,000 Active 121 DOM
12. 2026-06-03
    days on market $180,000 Active 120 DOM
13. 2026-06-02
    days on market $180,000 Active 119 DOM
14. 2026-06-01
    days on market $180,000 Active 118 DOM
15. 2026-05-31
    days on market $180,000 Active 117 DOM
16. 2026-05-30
    days on market $180,000 Active 116 DOM
17. 2026-02-03
    listed $220,000 Active 989-char remark

    Show marketing remark (989 chars)

    Welcome to Unit 43 at 835 Kimball Avenue, a well-cared-for and thoughtfully updated manufactured home in the sought-after Green Parrot Mobile Home Park in Seaside. Originally built in 1963, dont let the age fool you-this home has been substantially remodeled and is truly move-in ready. Nearly every part of the interior has been refreshed, including brand new drywall, new flooring throughout, fresh paint inside and out, and recessed lighting that adds a clean, bright touch. The kitchen has been updated with new countertops offering a fresh, functional space for daily living. Double-pane windows have been added for improved comfort and energy efficiency, making it a great option for buyers looking for value and convenience on the Monterey Peninsula. Located in a quiet and welcoming park setting, this home is close to local amenities, shopping, and the beautiful Central Coast shoreline. Affordable coastal living with major updates already done-this is one you wont want to miss.

18. 2026-02-03
    listed $220,000 Active 989-char remark

    Show marketing remark (989 chars)

    Welcome to Unit 43 at 835 Kimball Avenue, a well-cared-for and thoughtfully updated manufactured home in the sought-after Green Parrot Mobile Home Park in Seaside. Originally built in 1963, dont let the age fool you-this home has been substantially remodeled and is truly move-in ready. Nearly every part of the interior has been refreshed, including brand new drywall, new flooring throughout, fresh paint inside and out, and recessed lighting that adds a clean, bright touch. The kitchen has been updated with new countertops offering a fresh, functional space for daily living. Double-pane windows have been added for improved comfort and energy efficiency, making it a great option for buyers looking for value and convenience on the Monterey Peninsula. Located in a quiet and welcoming park setting, this home is close to local amenities, shopping, and the beautiful Central Coast shoreline. Affordable coastal living with major updates already done-this is one you wont want to miss.

19. 2003-07-30
    soldstatus $14,000 133-char remark

    Show marketing remark (133 chars)

    EXCELLENT HOME FOR OLDER PERSON. SMALL, BUT COMFORTABLE MOBILE. FIRST CLEANED AND WILL BE READY TO GO. HAVE BUYER QUALIFIED BY PARK.

20. 2003-06-26
    historical 133-char remark

    Show marketing remark (133 chars)

    EXCELLENT HOME FOR OLDER PERSON. SMALL, BUT COMFORTABLE MOBILE. FIRST CLEANED AND WILL BE READY TO GO. HAVE BUYER QUALIFIED BY PARK.

21. 2003-04-29
    listed $17,999 133-char remark

    Show marketing remark (133 chars)

    EXCELLENT HOME FOR OLDER PERSON. SMALL, BUT COMFORTABLE MOBILE. FIRST CLEANED AND WILL BE READY TO GO. HAVE BUYER QUALIFIED BY PARK.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥79°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,366
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$5,236
• Taxable income: $5,749
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $6,892/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: Monterey Peninsula Unified
• NCES district ID: 0625530
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $61,085
• Composite: 30.47/100
• National rank: #11499
• State rank: #975 of 1400 in CA

Livability — Seaside

• Score: 63/100
• State rank: #446
• US rank: #15140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaside, CA
• County: Monterey County · 241,191 people
• City population: 32,266
• Metro: Salinas, CA
• Population (ZIP): 32,266
• Household income: $85,282
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 2315.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% White 31% Two or more races 18% Asian 10% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 55% English-only · Spanish 34% Tagalog/Filipino 4% Other Indo-European 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: ▼ -902.32%
• Current HPI: 267.0608
• Rent YoY: ▬ -0.01%
• 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

+1122.3% since first listed

5 events — show timeline

• 2026-02-03 Listed $220,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-03 Listed $220,000 MLSListings
• 2003-07-30 Sold (MLS) $14,000 MLSListings
• 2003-06-26 Listing Removed — MLSListings
• 2003-04-29 Listed $17,999 MLSListings