120 Buena Vis #2 · Soledad, CA 93960

$379,000

3 bd · 1.5 ba · 1,145 sqft · Condo public records · 5 Days on market

Built 1976 $54/mo HOA · 2% of rent

---

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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss the opportunity to make 120 Buena Vista Park #2 yours! Nestled in the charming town of Soledad, CA, this well appointed 1,145 square foot, 3 bedroom, 2 bath condo is just a scenic 45 minute drive from the Monterey Bay coastline. This two story corner unit has only one adjoining wall and is conveniently located near parking. It offers many desirable features, including indoor washer and dryer hookups, front and back patios, a cozy alley kitchen, tile and laminate flooring, and much more! With a low monthly HOA fee of just $54, this condo is an excellent fit for first time homebuyers or savvy investors looking to expand their real estate portfolio. Condos of this size and price rarely come on the market in Monterey County, so contact your preferred real estate agent today before it's gone! More pictures coming soon!

Key facts

• Corner unit
• $54 HOA
• Built 1976

Tags

• CORNER UNIT
• FRONT AND BACK PATIOS
• TILE AND LAMINATE FLOORING

Property features AI

Finance

• HOA & community: Part of Buena Vista Park association; Onsite property management; Association fee of $54 monthly; Community of 4 units

Exterior

• Utilities: Public sewer; District/public water
• Home design: Condominium; Attached property; Two total stories; One unit in the parcel; Two-or-more common walls
• Construction: House structure type; Year built source: Other
• Exterior features: No pool

Interior

• Kitchen: Kitchen (features not specified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central cooling
• Interior features: Two-level layout; Entry on level 1; Sidewalks in the community
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $315k (16.8% below list).
• Recommended offer: $315k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#443 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime A-, employment A-; Watch: amenities F, commute F, cost of living F.
• Soledad Unified (town): math 21% / reading 33% proficiency, ranked #1,109 of 1,400 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gabilan Elementary (462 students, 79% FRL); Main Street Middle (749 students, 74% FRL); Soledad High (1,534 students, 73% FRL).
• Market conditions: 14 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $76k; list at $379k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,208 (16.8% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-51,804
• Equity at exit: $56,510

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-33,085
• Equity at exit: $32,769

Cash invested: $106,120 (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 93960

• Home prices YoY: -35.0%
• Active inventory: 14
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,152 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$158
• HOA: −$54
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $153

Break-even live

Break-even rent $2,959

Max offer price $379,000

Occupancy floor 90%

Sensitivity live

Price	-10% $367	-5% $260	+0% $153	+5% $46	+10% $-62
Rent	-10% $-96	-5% $28	+0% $153	+5% $277	+10% $402
Rate	-1.0pp $344	-0.5pp $249	base $153	+0.5pp $55	+1.0pp $-45

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Monterey St Unit 203 Soledad, CA	3.0	2.0	1126	$2,795	$2.48	0d	1	0.31mi
1428 Monterey St Soledad, CA	4.0	2.0	1150	$4,195	$3.65	4d	1	0.31mi
1428 Monterey St Unit 207 Soledad, CA	4.0	2.0	1178	$2,895	$2.46	0d	1	0.31mi
1428 Monterey St Apt 205 Soledad, CA	3.0	2.0	1126	$2,795	$2.48	45d	1	0.31mi
1825 Palm Ave Unit A Soledad, CA	3.0	1.5	1025	$2,950	$2.88	0d	1	0.53mi
230 8th St Unit A201 Soledad, CA	4.0	2.0	1435	$2,895	$2.02	14d	1	0.64mi
347 Higuera Soledad, CA	3.0	2.5	1452	$3,500	$2.41	0d	1	0.72mi

HOA detail condo

• Monthly dues: $54 · $648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-17
   statusdays on marketlisting id $379,000 Pending 5 DOM
2. 2026-06-16
   days on market $379,000 Active Under Contract 60 DOM
3. 2026-06-15
   days on market $379,000 Active Under Contract 59 DOM
4. 2026-06-14
   days on market $379,000 Active Under Contract 57 DOM
5. 2026-06-12
   days on market $379,000 Active Under Contract 56 DOM
6. 2026-06-09
   days on market $379,000 Active Under Contract 53 DOM
7. 2026-06-08
   days on market $379,000 Active Under Contract 52 DOM
8. 2026-06-07
   days on market $379,000 Active Under Contract 51 DOM
9. 2026-06-05
   days on market $379,000 Active Under Contract 49 DOM
10. 2026-06-04
    days on market $379,000 Active Under Contract 47 DOM
11. 2026-06-02
    days on market $379,000 Active Under Contract 46 DOM
12. 2026-06-01
    days on market $379,000 Active Under Contract 45 DOM
13. 2026-05-31
    days on market $379,000 Active Under Contract 44 DOM
14. 2026-05-31
    days on market $379,000 Active Under Contract 43 DOM
15. 2026-05-09
    listed Pending Accepting Backups 837-char remark

    Show marketing remark (837 chars)

    Do not miss the opportunity to make 120 Buena Vista Park #2 yours! Nestled in the charming town of Soledad, CA, this well appointed 1,145 square foot, 3 bedroom, 2 bath condo is just a scenic 45 minute drive from the Monterey Bay coastline. This two story corner unit has only one adjoining wall and is conveniently located near parking. It offers many desirable features, including indoor washer and dryer hookups, front and back patios, a cozy alley kitchen, tile and laminate flooring, and much more! With a low monthly HOA fee of just $54, this condo is an excellent fit for first time homebuyers or savvy investors looking to expand their real estate portfolio. Condos of this size and price rarely come on the market in Monterey County, so contact your preferred real estate agent today before it's gone! More pictures coming soon!

16. 2026-04-30
    listed $379,000 837-char remark

    Show marketing remark (837 chars)

    Do not miss the opportunity to make 120 Buena Vista Park #2 yours! Nestled in the charming town of Soledad, CA, this well appointed 1,145 square foot, 3 bedroom, 2 bath condo is just a scenic 45 minute drive from the Monterey Bay coastline. This two story corner unit has only one adjoining wall and is conveniently located near parking. It offers many desirable features, including indoor washer and dryer hookups, front and back patios, a cozy alley kitchen, tile and laminate flooring, and much more! With a low monthly HOA fee of just $54, this condo is an excellent fit for first time homebuyers or savvy investors looking to expand their real estate portfolio. Condos of this size and price rarely come on the market in Monterey County, so contact your preferred real estate agent today before it's gone! More pictures coming soon!

17. 2026-04-17
    listed Active Under Contract
18. 2026-04-17
    listed $379,000
19. 2026-04-15
    status Pending 837-char remark

    Show marketing remark (837 chars)

    Do not miss the opportunity to make 120 Buena Vista Park #2 yours! Nestled in the charming town of Soledad, CA, this well appointed 1,145 square foot, 3 bedroom, 2 bath condo is just a scenic 45 minute drive from the Monterey Bay coastline. This two story corner unit has only one adjoining wall and is conveniently located near parking. It offers many desirable features, including indoor washer and dryer hookups, front and back patios, a cozy alley kitchen, tile and laminate flooring, and much more! With a low monthly HOA fee of just $54, this condo is an excellent fit for first time homebuyers or savvy investors looking to expand their real estate portfolio. Condos of this size and price rarely come on the market in Monterey County, so contact your preferred real estate agent today before it's gone! More pictures coming soon!

20. 2026-04-10
    listed $379,000 Active 837-char remark

    Show marketing remark (837 chars)

    Do not miss the opportunity to make 120 Buena Vista Park #2 yours! Nestled in the charming town of Soledad, CA, this well appointed 1,145 square foot, 3 bedroom, 2 bath condo is just a scenic 45 minute drive from the Monterey Bay coastline. This two story corner unit has only one adjoining wall and is conveniently located near parking. It offers many desirable features, including indoor washer and dryer hookups, front and back patios, a cozy alley kitchen, tile and laminate flooring, and much more! With a low monthly HOA fee of just $54, this condo is an excellent fit for first time homebuyers or savvy investors looking to expand their real estate portfolio. Condos of this size and price rarely come on the market in Monterey County, so contact your preferred real estate agent today before it's gone! More pictures coming soon!

21. 1995-08-28
    soldstatus $76,000
22. 1976-11-10
    soldstatus $26,000

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$1,226/yr (+$102/mo · 74.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,825
• − Mortgage interest: −$21,230
• − Property taxes: −$1,654
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − HOA: −$648
• − Depreciation: −$11,025
• Taxable loss: −$4,680
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $2,957/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: Soledad Unified
• NCES district ID: 0637050
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 33% ▲ 3.00%
• Median HH income: $51,561
• Composite: 26.8/100
• National rank: #12543
• State rank: #1109 of 1400 in CA

Livability — Soledad

• Score: 63/100
• State rank: #443
• US rank: #15095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Soledad, CA
• Population (ZIP): 25,736

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 10% White 9% Black 7% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 30% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 65% Chinese 1% Other Asian/Pacific 1%

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: ▼ -173.08%
• Current HPI: 322.0291
• 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

+1357.7% since first listed

8 events — show timeline

• 2026-05-09 Listed — FRESNOMLS
• 2026-04-30 Listed $379,000 FRESNOMLS
• 2026-04-17 Listed — CRMLS
• 2026-04-17 Listed $379,000 CRMLS
• 2026-04-15 Pending — GEMLS
• 2026-04-10 Listed $379,000 GEMLS
• 1995-08-28 Sold (Public Records) $76,000 Public Records
• 1976-11-10 Sold (Public Records) $26,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,654 · +3.2% YoY. Source: county tax records.