1146 Birch Ave #19 · Seaside, CA 93955

$175,000

2 bd · 1.5 ba · 900 sqft · Manufactured · 93 Days on market

Built 1980 $194/sqft · 24% below area Est $231k · 24% 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
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

Key facts

• Functional kitchen
• Bright living area
• 2 parking spots

Tags

• DOUBLE-WIDE MOBILE HOME
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• MINUTES FROM THE BEACH
• MONTEREY BAY COASTAL TRAIL
• SHORT DRIVE TO MONTEREY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).
• This rent runs 42% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $175k implies a 230% gain — meaningful room to come down on a strong offer.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.72% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $231,489
• List price: $175,000
• Delta: -24.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1146 Birch Ave #50	0.00mi	2/2.0	904 (+0%)	0mo	$275,000	$304	97
1146 Birch Ave #12	0.04mi	2/1.0	885 (-2%)	14mo	$270,000	$305	82
1146 Birch Ave #80	0.00mi	2/2.0	964 (+7%)	20mo	$220,000	$228	69
1146 Birch Ave #51	0.04mi	2/2.0	990 (+10%)	14mo	$277,500	$280	68
1146 Birch Ave #31	0.00mi	2/2.0	800 (-11%)	22mo	$195,000	$244	61

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: 19.5%
• Equity multiple: 1.76×
• Total profit: $37,294
• Equity at exit: $26,093

10-year hold

• IRR: 25.6%
• Equity multiple: 2.93×
• Total profit: $94,406
• Equity at exit: $15,131

Cash invested: $49,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,169

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 56%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Broadway Ave Seaside, CA	1.0	1.0	822	$3,725	$4.53	13d	1	0.20mi
1343 Mingo Ave Unit B Seaside, CA	2.0	1.0	600	$2,495	$4.16	21d	1	0.30mi
1608 Luxton St Seaside, CA	3.0	1.0	1040	$3,600	$3.46	21d	1	0.39mi
1608 Luxton St Seaside, CA	3.0	1.0	1040	$3,600	$3.46	43d	1	0.39mi
600 Ortiz Ave Sand City, CA	1.0	1.0	940	$3,500	$3.72	43d	1	0.46mi
956 Trinity Ave Unit 964B Seaside, CA	2.0	1.0	738	$2,625	$3.56	43d	1	0.56mi
1274 Waring St Seaside, CA	2.0	2.0	930	$3,200	$3.44	21d	1	0.70mi
1280 Hilby Ave Unit 28 Seaside, CA	2.0	1.0	600	$2,095	$3.49	43d	1	0.72mi
500 Hamilton Ave Unit C Seaside, CA	1.0	1.0	650	$1,795	$2.76	43d	1	0.73mi
1131 Carson St Unit 1137-H Seaside, CA	2.0	1.0	565	$2,395	$4.24	43d	1	0.83mi
1580 Wanda Ave Unit A Seaside, CA	2.0	2.0	1020	$2,795	$2.74	21d	1	0.84mi
825 Casanova Ave Monterey, CA	2.0	1.0	930	$3,148	$3.38	13d	4	1.20mi
696 Casanova Ave Monterey, CA	1.0	1.0	635	$1,875	$2.95	13d	1	1.22mi
724 Casanova Ave Monterey, CA	1.0	1.0	675	$2,085	$3.09	13d	1	1.23mi
740 Casanova Ave Monterey, CA	2.0	1.0–1.5	700	$3,295	$4.71	13d	2	1.24mi
820 Casanova Ave #75 Monterey, CA	1.0	1.0	637	$2,550	$4.00	21d	1	1.26mi
989 Via Verde Unit B Del Rey Oaks, CA	2.0	1.0	900	$3,100	$3.44	43d	1	1.26mi
930 Casanova Ave Monterey, CA	2.0	1.0–1.5	850	$3,448	$4.06	13d	1	1.35mi
456 Dela Vina Ave Monterey, CA	2.0	1.0	1096	$2,595	$2.37	43d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 93 DOM
2. 2026-06-17
   days on market $175,000 Active 92 DOM
3. 2026-06-16
   days on market $175,000 Active 91 DOM
4. 2026-06-15
   days on market $175,000 Active 90 DOM
5. 2026-06-14
   days on market $175,000 Active 88 DOM
6. 2026-06-13
   days on market $175,000 Active 87 DOM
7. 2026-06-10
   days on market $175,000 Active 85 DOM
8. 2026-06-09
   days on market $175,000 Active 84 DOM
9. 2026-06-08
   days on market $175,000 Active 83 DOM
10. 2026-06-07
    pricedays on market $175,000 Active 82 DOM
11. 2026-06-05
    days on market $188,000 Active 79 DOM
12. 2026-06-03
    days on market $188,000 Active 78 DOM
13. 2026-06-02
    days on market $188,000 Active 77 DOM
14. 2026-06-01
    days on market $188,000 Active 76 DOM
15. 2026-05-31
    days on market $188,000 Active 75 DOM
16. 2026-05-30
    days on market $188,000 Active 74 DOM
17. 2026-05-07
    price $188,000 554-char remark

    Show marketing remark (554 chars)

    Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

18. 2026-05-07
    price $188,000 554-char remark

    Show marketing remark (554 chars)

    Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

19. 2026-04-15
    price $195,000 554-char remark

    Show marketing remark (554 chars)

    Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

20. 2026-04-15
    price $195,000 554-char remark

    Show marketing remark (554 chars)

    Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

21. 2026-03-17
    listed $209,900 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

22. 2026-03-17
    listed $209,900 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to Seaside Mobile Estates, a desirable 55+ community on the beautiful Monterey Peninsula. This inviting 2-bedroom, 1.5-bath double-wide home offers a spacious layout, abundant natural light, and a comfortable coastal lifestyle. Conveniently located near the beach, Monterey Bay Coastal Trail, shopping, dining, and everyday amenities, youll enjoy easy access to Monterey, Pacific Grove, Carmel, and Marina. Whether you're looking for affordable coastal living or a peaceful retirement setting near the ocean, this home is a fantastic opportunity.

23. 2025-12-12
    historical
24. 2025-11-22
    price
25. 2025-09-16
    price
26. 2025-08-08
    price
27. 2025-07-30
    listed Active
28. 2013-03-15
    soldstatus $53,000 Sold
29. 2013-01-30
    listed $60,000 Active
30. 2003-08-18
    soldstatus $45,000
31. 2003-08-15
    historical
32. 2003-02-14
    listed $55,000

ⓘ 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 (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥75°F today · 17 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: $36,121
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$5,091
• Taxable income: $11,948
• Est. tax owed @ 24.0%: −$2,868
• After-tax cash flow: $11,155/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

+241.8% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $188,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-07 Price Changed $188,000 MLSListings
• 2026-04-15 Price Changed $195,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-15 Price Changed $195,000 MLSListings
• 2026-03-17 Listed $209,900 MLSListings
• 2026-03-17 Listed $209,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-22 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-16 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-08 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-30 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-15 Sold (MLS) $53,000 MLSListings
• 2013-01-30 Listed $60,000 MLSListings
• 2003-08-18 Sold (MLS) $45,000 MLSListings
• 2003-08-15 Listing Removed — MLSListings
• 2003-02-14 Listed $55,000 MLSListings

Property tax history

+2.0%/yr

Latest (2025): $60 · +5.9% YoY. Source: county tax records.