1301 Via Asueto · Santa Maria, CA 93458

$145,000

2 bd · 2.0 ba · 1,500 sqft · Manufactured public records · 49 Days on market

Built 1980 2,436 sqft lot Est $166k · 13% 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You will be pleased to see how great this home is located on a corner lot with easy access to main road and freeways. As you enter the gate, you will be pleasantly surprised by a deck and wonderful yard. You will have morning sun with an established tree for afternoon shade. All the while, enjoying your privacy. This home features two bedrooms, 2 full baths along with a large office/hobby room right off the double car garage. The grand living room adjoined with the kitchen and dining room is perfect for large family/group gatherings. Large skylights offer additional lighting. Casa Del Rio Mobile Estates offer their residents a clubhouse, swimming pool and spa. You will have access to great

Key facts

• 2,436 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.5% in Santa Maria — 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 71/100 on livability (#202 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: schools F, crime F, cost of living F.
• Santa Maria-Bonita (urban): math 26% / reading 34% proficiency, ranked #1,023 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 54 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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 $4k of value loss. Plan a longer hold.
• Santa Barbara County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 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 $116k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 15.39%
• Cash-on-cash: 32.50%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $166,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Via Tropico	0.02mi	3/2.0 (+1)	1,512 (+1%)	0mo	$320,000	$212	92
1403 Via Asueto	0.06mi	2/2.0	1,440 (-4%)	2mo	$210,000	$146	89
1127 Via Estio	0.11mi	2/2.0	1,536 (+2%)	7mo	$152,000	$99	85
1620 Via Ynez	0.17mi	3/2.0 (+1)	1,488 (-1%)	1mo	$165,000	$111	85
1608 Via Quantico	0.14mi	3/2.0 (+1)	1,536 (+2%)	4mo	$115,000	$75	81
1651 Via Quantico	0.19mi	3/2.0 (+1)	1,521 (+1%)	4mo	$200,000	$131	80
1127 Via Contento	0.09mi	2/2.0	1,392 (-7%)	6mo	$115,000	$83	79
1627 Via Sabroso	0.13mi	2/2.0	1,440 (-4%)	12mo	$60,000	$42	77
1201 Via Gusto	0.16mi	3/2.0 (+1)	1,536 (+2%)	10mo	$165,000	$107	76
1617 Via Rico	0.09mi	3/2.0 (+1)	1,568 (+4%)	11mo	$174,000	$111	74
1632 Via Undoso	0.17mi	2/2.0	1,320 (-12%)	8mo	$149,000	$113	66
1608 Via Undoso	0.05mi	2/2.0	1,284 (-14%)	17mo	$134,000	$104	60

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.10×
• Total profit: $44,782
• Equity at exit: $21,620

10-year hold

• IRR: 34.0%
• Equity multiple: 4.01×
• Total profit: $122,048
• Equity at exit: $12,537

Cash invested: $40,600 (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 93458

• Rents YoY: 2.3%
• Active inventory: 54
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,100

Break-even live

Break-even rent $1,106

Max offer price $145,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,182	-5% $1,141	+0% $1,100	+5% $1,059	+10% $1,018
Rent	-10% $902	-5% $1,001	+0% $1,100	+5% $1,198	+10% $1,297
Rate	-1.0pp $1,173	-0.5pp $1,137	base $1,100	+0.5pp $1,062	+1.0pp $1,024

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 N Suey Rd Santa Maria, CA	2.0	2.0	1296	$2,500	$1.93	14d	1	0.16mi
914 E El Camino St Santa Maria, CA	3.0	2.0	1441	$3,400	$2.36	21d	1	0.96mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	14d	1	1.17mi

Listing history 34 events

1. 2026-02-23
   status Pending
2. 2025-01-02
   status Pending
3. 2024-11-13
   listed $145,000 Active
4. 2024-11-11
   historical
5. 2024-11-10
   historical
6. 2024-08-22
   price $130,000
7. 2024-08-22
   price $130,000
8. 2024-08-12
   price $139,000
9. 2024-08-12
   status Active
10. 2024-08-12
    status Active
11. 2024-08-12
    price $139,000
12. 2024-08-01
    historical Active Under Contract
13. 2024-08-01
    historical Active Under Contract
14. 2024-06-19
    price $140,000
15. 2024-06-19
    price $140,000
16. 2024-05-11
    historical
17. 2024-05-11
    listed $149,000 Active
18. 2024-05-10
    listed $149,000 Active
19. 2024-05-07
    price $149,000
20. 2024-05-01
    status Active
21. 2024-03-13
    status Pending
22. 2024-01-18
    price $145,000
23. 2023-11-27
    price $149,000
24. 2023-11-10
    listed $154,000 Active
25. 2023-07-22
    historical
26. 2023-07-22
    status Pending
27. 2023-07-20
    price $130,000
28. 2023-06-26
    price $139,000
29. 2023-04-11
    price $149,000
30. 2023-02-17
    listed $159,000 Active
31. 2017-04-07
    historical
32. 2012-07-17
    listed $65,000
33. 2003-02-27
    soldstatus $116,000
34. 2002-08-11
    listed $117,900

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$471/yr (+$39/mo · 74.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,972
• − Mortgage interest: −$8,122
• − Property taxes: −$631
• − Insurance: −$725
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$4,218
• Taxable income: $11,480
• Est. tax owed @ 24.0%: −$2,755
• After-tax cash flow: $10,442/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 Maria-Bonita
• NCES district ID: 0605580
• Math proficiency: 26% ▲ 3.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $50,959
• Composite: 29.11/100
• National rank: #11891
• State rank: #1023 of 1400 in CA

Livability — Santa Maria

• Score: 71/100
• State rank: #202
• US rank: #6519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Maria, CA
• County: Santa Barbara County · 410,380 people
• City population: 145,655
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 59,148
• Household income: $75,257
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2583.0

Population outlook (Santa Barbara County) Hauer SSP2

• Today (2025): 484,679 people
• By 2030: 505,323 · +4.3%
• By 2040: 545,783 · +12.6%
• By 2050: 584,263 · +20.5%
• By 2075: 682,586 · +40.8%
• By 2100: 723,188 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 41% White 8% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 21% English-only · Spanish 72% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Santa Barbara

• 2024 margin: Strong D (+26.7) · D 61.8% · R 35.1% · Other 3.1%
• 2008→2024 swing: +3.8pp toward D · 2008: 22.9pp · 2024: 26.7pp
• All cycles: 2024: D+26.7 2020: D+32.1 2016: D+28.2 2012: D+17.1 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -422.91%
• Current HPI: 347.9281
• Rent YoY: ▲ 2.31%
• Metro: Santa Maria-Santa Barbara, 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

+23.0% since first listed

34 events — show timeline

• 2026-02-23 Pending — NSBCRMLS
• 2025-01-02 Pending — NSBCRMLS
• 2024-11-13 Listed $145,000 NSBCRMLS
• 2024-11-11 Listing Removed — NSBCRMLS
• 2024-11-10 Listing Removed — CRMLS
• 2024-08-22 Price Changed $130,000 NSBCRMLS
• 2024-08-22 Price Changed $130,000 CRMLS
• 2024-08-12 Price Changed $139,000 NSBCRMLS
• 2024-08-12 Relisted — CRMLS
• 2024-08-12 Relisted — NSBCRMLS
• 2024-08-12 Price Changed $139,000 CRMLS
• 2024-08-01 Contingent — NSBCRMLS
• 2024-08-01 Contingent — CRMLS
• 2024-06-19 Price Changed $140,000 NSBCRMLS
• 2024-06-19 Price Changed $140,000 CRMLS
• 2024-05-11 Listing Removed — NSBCRMLS
• 2024-05-11 Listed $149,000 CRMLS
• 2024-05-10 Listed $149,000 NSBCRMLS
• 2024-05-07 Price Changed $149,000 NSBCRMLS
• 2024-05-01 Relisted — NSBCRMLS
• 2024-03-13 Pending — NSBCRMLS
• 2024-01-18 Price Changed $145,000 NSBCRMLS
• 2023-11-27 Price Changed $149,000 NSBCRMLS
• 2023-11-10 Listed $154,000 NSBCRMLS
• 2023-07-22 Listing Removed — NSBCRMLS
• 2023-07-22 Pending — NSBCRMLS
• 2023-07-20 Price Changed $130,000 NSBCRMLS
• 2023-06-26 Price Changed $139,000 NSBCRMLS
• 2023-04-11 Price Changed $149,000 NSBCRMLS
• 2023-02-17 Listed $159,000 NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2012-07-17 Listed $65,000 NSBCRMLS
• 2003-02-27 Sold (MLS) $116,000 NSBCRMLS
• 2002-08-11 Listed $117,900 NSBCRMLS

Property tax history

+2.1%/yr

Latest (2025): $631 · +4.8% YoY. Source: county tax records.