1812 Manzanita Park Ave · Malibu, CA 90265

$1,499,000

3 bd · 2.0 ba · 1,952 sqft · SingleFamily public records · 12 Days on market

Built 1967 0.61 ac lot

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Appreciation +5.3/10.0
• DSCR +3.1/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +1.7/5.0

Listing remarks MLS

Rare opportunity. Gated, single story home, with sparkling pool & spa, situated on a secluded lot, surrounded by mature landscaping. Mountain and slight ocean views. Attached two-car garage. Eat-in kitchen. Dining area opens to the living room. Living room with hardwood floors & wood-burning fireplace. Updated master bath has separate shower & tub.

Key facts

• Open floor plan
• Flat backyard
• Pool

Tags

• SINGLE-STORY HOME
• FLAT BACKYARD
• POOL
• OPEN FLOOR PLAN
• OUTDOOR ENTERTAINING AREAS
• BACKYARD RETREAT

Property features AI

Finance

• Other: Zoning: LCA11*

Exterior

• Parking: 2-car garage; Driveway gate
• Home design: Detached single-family home; One level
• Construction: Detached / no common walls
• Exterior features: In-ground pool; Lot approximately 0.605 acres (163 x 160); No additional structures

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator; Freezer
• Flooring: Wood floors; Carpeted floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; No cooling
• Interior features: Dining area; Open patio; Living room with built-ins; Fireplace in living room; Has ocean and mountain views; Sold 'As Is'
• Laundry & utility: Washer; Dryer; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.37M (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.09M (27.4% below list).
• Recommended offer: $1.09M (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 0.7% in Malibu — 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 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: housing C-, crime F, amenities F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webster Elementary (214 students, 10% FRL).
• Market conditions: Rents falling (-3.4%/yr); 640 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,885/mo this rent would consume 66% of the median local household income ($197k/yr) (locally 420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($10k loan paydown + $9k appreciation (0.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.
• Current owner paid $792k; list at $1.50M implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $1,088,509 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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. 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. Crime grade is F 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?
6. 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?
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: 0.73% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.81×
• Total profit: $-78,642
• Equity at exit: $482,151

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-5,735
• Equity at exit: $618,449

Cash invested: $419,720 (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 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 640
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $10,885 medium
• Mortgage (P&I): −$7,861
• Tax from tax record: −$844 /mo · $10,125/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,286
• Net cashflow: $-730

Break-even live

Break-even rent $11,809

Max offer price $1,370,034

Occupancy floor —

Sensitivity live

Price	-10% $119	-5% $-306	+0% $-730	+5% $-1,154	+10% $-1,579
Rent	-10% $-1,590	-5% $-1,160	+0% $-730	+5% $-300	+10% $130
Rate	-1.0pp $25	-0.5pp $-349	base $-730	+0.5pp $-1,118	+1.0pp $-1,514

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-03
   status $1,499,000 Pending 12 DOM
2. 2026-06-02
   days on market $1,499,000 Active 12 DOM
3. 2026-06-01
   days on market $1,499,000 Active 11 DOM
4. 2026-05-31
   days on market $1,499,000 Active 10 DOM
5. 2026-05-20
   listed $1,499,000 Active
6. 2012-07-03
   soldstatus $792,000 Closed 368-char remark

   Show marketing remark (368 chars)

   Rare opportunity. Gated, single story home, with sparkling pool & spa, situated on a secluded lot, surrounded by mature landscaping. Mountain and slight ocean views. Attached two-car garage. Eat-in kitchen. Dining area opens to the living room. Living room with hardwood floors & wood-burning fireplace. Updated master bath has separate shower & tub.

7. 2012-06-29
   status Pending 368-char remark

   Show marketing remark (368 chars)

   Rare opportunity. Gated, single story home, with sparkling pool & spa, situated on a secluded lot, surrounded by mature landscaping. Mountain and slight ocean views. Attached two-car garage. Eat-in kitchen. Dining area opens to the living room. Living room with hardwood floors & wood-burning fireplace. Updated master bath has separate shower & tub.

8. 2012-03-11
   status Backup Offers Accepted 368-char remark

   Show marketing remark (368 chars)

   Rare opportunity. Gated, single story home, with sparkling pool & spa, situated on a secluded lot, surrounded by mature landscaping. Mountain and slight ocean views. Attached two-car garage. Eat-in kitchen. Dining area opens to the living room. Living room with hardwood floors & wood-burning fireplace. Updated master bath has separate shower & tub.

9. 2012-02-16
   listed $785,000 Active 368-char remark

   Show marketing remark (368 chars)

   Rare opportunity. Gated, single story home, with sparkling pool & spa, situated on a secluded lot, surrounded by mature landscaping. Mountain and slight ocean views. Attached two-car garage. Eat-in kitchen. Dining area opens to the living room. Living room with hardwood floors & wood-burning fireplace. Updated master bath has separate shower & tub.

10. 2012-02-10
    historical Cancelled
11. 2011-10-04
    status Backup Offers Accepted
12. 2011-08-12
    price
13. 2011-04-11
    price
14. 2011-03-07
    price
15. 2011-01-20
    price
16. 2010-10-20
    listed Active
17. 2009-08-26
    historical
18. 2009-07-28
    listed Active
19. 2006-10-05
    historical
20. 2006-10-02
    listed
21. 2005-01-28
    soldstatus $1,260,010
22. 2004-11-18
    historical
23. 2004-10-30
    listed
24. 2003-01-22
    soldstatus $695,000
25. 2002-11-15
    historical
26. 2002-10-03
    listed $695,000
27. 1990-07-02
    soldstatus $595,000

ⓘ 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: $10,125 · $844/mo
• Projected year-2 tax: $11,392 · $949/mo
• Expected delta: +$1,267/yr (+$106/mo · 12.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥83°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,621
• − Mortgage interest: −$83,967
• − Property taxes: −$10,125
• − Insurance: −$7,495
• − Repairs & maintenance: −$10,450
• − Management: −$10,450
• − Depreciation: −$43,607
• Taxable loss: −$35,473
• Est. tax savings @ 24.0%: +$8,514
• After-tax cash flow: $-247/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 Monica-Malibu Unified
• NCES district ID: 0635700
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $81,489
• Composite: 61.58/100
• National rank: #1535
• State rank: #123 of 1400 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 2%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• Metro: Los Angeles-Long Beach-Anaheim, 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

+151.9% since first listed

24 events — show timeline

• 2026-06-02 Pending — TheMLS
• 2026-05-20 Listed $1,499,000 TheMLS
• 2012-07-03 Sold (MLS) $792,000 TheMLS
• 2012-06-29 Pending — TheMLS
• 2012-03-11 Pending — TheMLS
• 2012-02-16 Listed $785,000 TheMLS
• 2012-02-10 Delisted — TheMLS
• 2011-10-04 Pending — TheMLS
• 2011-08-12 Price Changed — TheMLS
• 2011-04-11 Price Changed — TheMLS
• 2011-03-07 Price Changed — TheMLS
• 2011-01-20 Price Changed — TheMLS
• 2010-10-20 Listed — TheMLS
• 2009-08-26 Delisted — TheMLS
• 2009-07-28 Listed — TheMLS
• 2006-10-05 Delisted — TheMLS
• 2006-10-02 Listed — TheMLS
• 2005-01-28 Sold (Public Records) $1,260,010 Public Records
• 2004-11-18 Delisted — TheMLS
• 2004-10-30 Listed — TheMLS
• 2003-01-22 Sold (MLS) $695,000 TheMLS
• 2002-11-15 Delisted — TheMLS
• 2002-10-03 Listed $695,000 TheMLS
• 1990-07-02 Sold (Public Records) $595,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $10,125 · -15.0% YoY. Source: county tax records.