51 Quinta Ct · Templeton, CA 93446

$315,500

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 121 Days on market

Built 2007 $243/sqft · at area comps Est $320k · at est.

---

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 +17.9/30.0
• ARV discount +8.1/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready to enjoy the Central Coast lifestyle at an affordable price? Welcome to 51 Quinta Ct, ideally situated between Paso Robles and Templeton in the desirable Los Robles Mobile Home Estates. Tucked at the end of a quiet cul-de-sac, this beautifully maintained 2007-built home offers comfort, space, and convenience. Inside, you’ll find 3 bedrooms, 2 full bathrooms, indoor laundry, vaulted ceilings, and abundant windows that fill the home with natural light. The interior feels fresh, bright, and truly move-in ready. The property features a front yard, side yard, and backyard—providing great curb appeal and space to relax or entertain. Just steps away, you’ll enjoy access to a shared open space, perfect for larger gatherings or simply soaking up the Central Coast sunshine. The prime location offers quick access to shopping, downtown Paso Robles, renowned wine country, restaurants, and nearby Atascadero. A coastal escape to Morro Bay is also within easy reach for weekend adventures. This property is located in the Templeton School District, giving it additional desirability. At this price point, you can experience the best of the Central Coast at a fraction of the cost. Don’t miss this opportunity—schedule your private tour today and see if 51 Quinta Ct is the perfect fit for you.

Key facts

• Shared open space
• Great curb appeal
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• SHARED OPEN SPACE
• GREAT CURB APPEAL
• ACCESS TO SHOPPING
• NEARBY ATASCADERO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $316k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $310k (1.8% below list).
• Recommended offer: $278k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 1.1% in Templeton — 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 73/100 on livability (#166 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• Templeton Unified (suburban): math 35% / reading 69% proficiency, ranked #116 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Templeton Elementary (434 students, 24% FRL); Templeton Middle (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 475 students, 18% FRL); Templeton High (math 42% / reading 77%, grade C+, #205 of 1,170 statewide, top 19%, 775 students, 18% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 310 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,104 units permitted in San Luis Obispo County in 2024 (273 in 5+ unit buildings).
• This rent runs 38% of the median local income ($98k/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 $9k 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

• It's been on market 121 days — a 12% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $237k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $320,000
• List price: $315,500
• Delta: -1.41%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Via San Carlos	0.02mi	3/2.0	1,248 (-4%)	7mo	$220,000	$176	87
52 Via Santa Barbara	0.08mi	2/2.0 (-1)	1,248 (-4%)	2mo	$400,000	$321	84
64 Via San Carlos	0.01mi	3/2.0	1,440 (+11%)	3mo	$203,000	$141	79
12 Via Santa Barbara #12	0.12mi	2/2.0 (-1)	1,344 (+4%)	5mo	$320,000	$238	79
15 Via Santa Barbara #15	0.15mi	3/2.0	1,404 (+8%)	5mo	$440,000	$313	75
133 Paloma Dr	0.09mi	3/2.0	1,200 (-7%)	11mo	$238,000	$198	75
115 Via Robles	0.08mi	3/2.0	1,150 (-11%)	6mo	$295,000	$257	72
76 Via San Carlos #76	0.06mi	3/2.0	1,440 (+11%)	12mo	$440,000	$306	69
98 Via San Carlos #98	0.17mi	3/2.0	1,416 (+9%)	12mo	$450,000	$318	67
37 Via Santa Barbara #37	0.10mi	2/2.0 (-1)	1,440 (+11%)	11mo	$272,500	$189	63
167 Via San Miguel	0.33mi	3/2.0	1,486 (+15%)	1mo	$472,875	$318	59
38 Via Santa Barbara #38	0.10mi	2/2.0 (-1)	1,104 (-15%)	9mo	$375,000	$340	58

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-43,210
• Equity at exit: $47,042

10-year hold

• IRR: -11.0%
• Equity multiple: 0.43×
• Total profit: $-50,692
• Equity at exit: $27,279

Cash invested: $88,340 (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 93446

• Rents YoY: -1.2%
• Active inventory: 310
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,097 medium
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$394 /mo · $4,732/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $266

Break-even live

Break-even rent $2,760

Max offer price $315,500

Occupancy floor 86%

Sensitivity live

Price	-10% $484	-5% $375	+0% $266	+5% $157	+10% $48
Rent	-10% $21	-5% $144	+0% $266	+5% $388	+10% $511
Rate	-1.0pp $425	-0.5pp $346	base $266	+0.5pp $184	+1.0pp $101

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: $78,875
• Closing costs: $9,465
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Sweetwater Ln Templeton, CA	3.0	2.5	1535	$3,390	$2.21	45d	1	0.98mi

Listing history 24 events

1. 2026-06-15
   days on market $315,500 Active 121 DOM
2. 2026-06-14
   days on market $315,500 Active 119 DOM
3. 2026-06-13
   days on market $315,500 Active 118 DOM
4. 2026-06-10
   days on market $315,500 Active 116 DOM
5. 2026-06-09
   days on market $315,500 Active 115 DOM
6. 2026-06-08
   days on market $315,500 Active 114 DOM
7. 2026-06-07
   days on market $315,500 Active 113 DOM
8. 2026-06-05
   days on market $315,500 Active 110 DOM
9. 2026-06-03
   days on market $315,500 Active 109 DOM
10. 2026-06-02
    days on market $315,500 Active 108 DOM
11. 2026-06-01
    days on market $315,500 Active 107 DOM
12. 2026-05-31
    days on market $315,500 Active 106 DOM
13. 2026-05-30
    days on market $315,500 Active 105 DOM
14. 2026-03-25
    price $315,500 1335-char remark

    Show marketing remark (1335 chars)

    Are you ready to enjoy the Central Coast lifestyle at an affordable price? Welcome to 51 Quinta Ct, ideally situated between Paso Robles and Templeton in the desirable Los Robles Mobile Home Estates. Tucked at the end of a quiet cul-de-sac, this beautifully maintained 2007-built home offers comfort, space, and convenience. Inside, you’ll find 3 bedrooms, 2 full bathrooms, indoor laundry, vaulted ceilings, and abundant windows that fill the home with natural light. The interior feels fresh, bright, and truly move-in ready. The property features a front yard, side yard, and backyard—providing great curb appeal and space to relax or entertain. Just steps away, you’ll enjoy access to a shared open space, perfect for larger gatherings or simply soaking up the Central Coast sunshine. The prime location offers quick access to shopping, downtown Paso Robles, renowned wine country, restaurants, and nearby Atascadero. A coastal escape to Morro Bay is also within easy reach for weekend adventures. This property is located in the Templeton School District, giving it additional desirability. At this price point, you can experience the best of the Central Coast at a fraction of the cost. Don’t miss this opportunity—schedule your private tour today and see if 51 Quinta Ct is the perfect fit for you.

15. 2026-02-14
    listed $318,000 Active 1335-char remark

    Show marketing remark (1335 chars)

    Are you ready to enjoy the Central Coast lifestyle at an affordable price? Welcome to 51 Quinta Ct, ideally situated between Paso Robles and Templeton in the desirable Los Robles Mobile Home Estates. Tucked at the end of a quiet cul-de-sac, this beautifully maintained 2007-built home offers comfort, space, and convenience. Inside, you’ll find 3 bedrooms, 2 full bathrooms, indoor laundry, vaulted ceilings, and abundant windows that fill the home with natural light. The interior feels fresh, bright, and truly move-in ready. The property features a front yard, side yard, and backyard—providing great curb appeal and space to relax or entertain. Just steps away, you’ll enjoy access to a shared open space, perfect for larger gatherings or simply soaking up the Central Coast sunshine. The prime location offers quick access to shopping, downtown Paso Robles, renowned wine country, restaurants, and nearby Atascadero. A coastal escape to Morro Bay is also within easy reach for weekend adventures. This property is located in the Templeton School District, giving it additional desirability. At this price point, you can experience the best of the Central Coast at a fraction of the cost. Don’t miss this opportunity—schedule your private tour today and see if 51 Quinta Ct is the perfect fit for you.

16. 2022-03-01
    soldstatus $237,000 Closed Sale 753-char remark

    Show marketing remark (753 chars)

    Situated at the very end of a cul-de-sac in Los Robles Mobile Home Estates this beautiful 2007 build has 3 bedrooms and 2 full bathrooms along with dedicated laundry room. The vaulted ceilings really open and brighten up the space! The primary bathroom offers dual-vanity sinks, soaking tub, and stand-up shower. The entire interior was just freshly painted from top to bottom. Private paver patio is just off the front entrance and ready for your outdoor patio furnishings. Plenty of storage space is offered with two sheds on property. Los Robles has a clubhouse and swimming pool available to its residents and is located within the Templeton School District. Target shopping center is located less than a half mile away. Schedule your showing today!

17. 2022-02-12
    historical Active Under Contract 753-char remark

    Show marketing remark (753 chars)

    Situated at the very end of a cul-de-sac in Los Robles Mobile Home Estates this beautiful 2007 build has 3 bedrooms and 2 full bathrooms along with dedicated laundry room. The vaulted ceilings really open and brighten up the space! The primary bathroom offers dual-vanity sinks, soaking tub, and stand-up shower. The entire interior was just freshly painted from top to bottom. Private paver patio is just off the front entrance and ready for your outdoor patio furnishings. Plenty of storage space is offered with two sheds on property. Los Robles has a clubhouse and swimming pool available to its residents and is located within the Templeton School District. Target shopping center is located less than a half mile away. Schedule your showing today!

18. 2022-02-10
    status Active 753-char remark

    Show marketing remark (753 chars)

    Situated at the very end of a cul-de-sac in Los Robles Mobile Home Estates this beautiful 2007 build has 3 bedrooms and 2 full bathrooms along with dedicated laundry room. The vaulted ceilings really open and brighten up the space! The primary bathroom offers dual-vanity sinks, soaking tub, and stand-up shower. The entire interior was just freshly painted from top to bottom. Private paver patio is just off the front entrance and ready for your outdoor patio furnishings. Plenty of storage space is offered with two sheds on property. Los Robles has a clubhouse and swimming pool available to its residents and is located within the Templeton School District. Target shopping center is located less than a half mile away. Schedule your showing today!

19. 2022-02-01
    historical Active Under Contract 753-char remark

    Show marketing remark (753 chars)

    Situated at the very end of a cul-de-sac in Los Robles Mobile Home Estates this beautiful 2007 build has 3 bedrooms and 2 full bathrooms along with dedicated laundry room. The vaulted ceilings really open and brighten up the space! The primary bathroom offers dual-vanity sinks, soaking tub, and stand-up shower. The entire interior was just freshly painted from top to bottom. Private paver patio is just off the front entrance and ready for your outdoor patio furnishings. Plenty of storage space is offered with two sheds on property. Los Robles has a clubhouse and swimming pool available to its residents and is located within the Templeton School District. Target shopping center is located less than a half mile away. Schedule your showing today!

20. 2022-01-24
    listed $237,000 Active 753-char remark

    Show marketing remark (753 chars)

    Situated at the very end of a cul-de-sac in Los Robles Mobile Home Estates this beautiful 2007 build has 3 bedrooms and 2 full bathrooms along with dedicated laundry room. The vaulted ceilings really open and brighten up the space! The primary bathroom offers dual-vanity sinks, soaking tub, and stand-up shower. The entire interior was just freshly painted from top to bottom. Private paver patio is just off the front entrance and ready for your outdoor patio furnishings. Plenty of storage space is offered with two sheds on property. Los Robles has a clubhouse and swimming pool available to its residents and is located within the Templeton School District. Target shopping center is located less than a half mile away. Schedule your showing today!

21. 2017-04-07
    historical
22. 2003-10-04
    historical
23. 2003-03-07
    listed $59,900
24. 2003-03-07
    listed $59,900

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,160
• − Mortgage interest: −$17,673
• − Property taxes: −$4,732
• − Insurance: −$1,578
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$9,178
• Taxable loss: −$1,947
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $3,659/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: Templeton Unified
• NCES district ID: 0639000
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 69% ▲ 6.00%
• Median HH income: $72,702
• Composite: 46.47/100
• National rank: #2436
• State rank: #116 of 517 in CA

Livability — Templeton

• Score: 73/100
• State rank: #166
• US rank: #5463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Templeton, CA
• County: San Luis Obispo County · 224,651 people
• City population: 11,039
• Metro: San Luis Obispo-Paso Robles, CA
• Population (ZIP): 45,554
• Household income: $97,943
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1509.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Russian 2% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -340.09%
• Current HPI: 401.6786
• Rent YoY: ▼ -1.19%
• 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

+426.7% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $315,500 CRMLS
• 2026-02-14 Listed $318,000 CRMLS
• 2022-03-01 Sold (MLS) $237,000 CRMLS
• 2022-02-12 Contingent — CRMLS
• 2022-02-10 Relisted — CRMLS
• 2022-02-01 Contingent — CRMLS
• 2022-01-24 Listed $237,000 CRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2003-10-04 Listing Removed — CRMLS
• 2003-03-07 Listed $59,900 CRMLS
• 2003-03-07 Listed $59,900 NSBCRMLS