330 W hwy 246 #12 · Buellton, CA 93427

$399,000

3 bd · 2.0 ba · 1,430 sqft · Manufactured · 48 Days on market

Built 2026 Est $347k · 15% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful brand new 3 bed hybrid home in desirable ranch club estates. High flat ceilings with crown molding, huge kitchen island and upgrades throughout. Extended front porch with lots of room for patio furniture to enjoy a cup of coffee with views and our beautiful central coat. This open custom home has a large private yard with tons of upgrades. Great location and close to all that Buellton/Solvang has to offer

Key facts

• High flat ceilings
• Large private yard
• Extended front porch

Tags

• HIGH FLAT CEILINGS
• HUGE KITCHEN ISLAND
• EXTENDED FRONT PORCH
• LARGE PRIVATE YARD
• GREAT LOCATION

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease payment approximately $1,160
• HOA & community: Senior community; Park amenities

Exterior

• Parking: Located in Ranch Club park
• Utilities: Public sewer; District/public water
• Home design: Single-story manufactured/mobile home; Model fqk117j; Mobile home remains on site
• Construction: Built according to builder records; Mobile home dimensions approximately 24 x 62
• Exterior features: Community pool; Yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level living; Side entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $399k.

Deal economics

• At list price, monthly cash flow is $288 ($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 $385k (3.4% below list).
• Recommended offer: $385k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Buellton — 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 (#438 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Santa Ynez Valley Union High (town): math 37% / reading 60% proficiency, ranked #386 of 1,400 in CA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 719 units permitted in Santa Barbara County in 2024 (217 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 $12k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $385,447 (3.4% below list)

Questions for the listing agent

1. It's been on market 48 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. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $347,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 W Hwy 246 #54	0.00mi	2/2.0 (-1)	1,400 (-2%)	5mo	$265,000	$189	88
330 W Highway 246 #120	0.00mi	2/2.0 (-1)	1,440 (+1%)	9mo	$350,000	$243	86
330 W Hwy 246 #24	0.00mi	3/2.0	1,536 (+7%)	4mo	$245,000	$160	84
330 west hwy 246 #64	0.00mi	3/2.0	1,536 (+7%)	8mo	$349,950	$228	81
330 W hwy 246 #90	0.00mi	3/2.0	1,560 (+9%)	5mo	$444,000	$285	80
330 W Highway 246 #51	0.00mi	3/2.0	1,620 (+13%)	4mo	$459,000	$283	74
330 W Hwy 246 #230	0.00mi	2/2.0 (-1)	1,344 (-6%)	15mo	$217,000	$161	73
330 W Hwy 246 #92	0.00mi	3/2.0	1,550 (+8%)	20mo	$458,000	$295	69
330 W Hwy 246 #91	0.00mi	2/2.0 (-1)	1,536 (+7%)	18mo	$235,000	$153	68
330 W Highway 246 #47	0.00mi	2/2.0 (-1)	1,344 (-6%)	21mo	$228,515	$170	67
330 W hwy 246 #137	0.00mi	3/2.0	1,620 (+13%)	15mo	$449,950	$278	65
80 Zaca St #35	0.24mi	2/2.0 (-1)	1,344 (-6%)	15mo	$330,000	$246	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-46,278
• Equity at exit: $59,492

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-16,472
• Equity at exit: $34,498

Cash invested: $111,720 (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 93427

• Active inventory: 36
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,854 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $288

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 88%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Dairyland Rd Buellton, CA	3.0	2.0	1534	$4,400	$2.87	21d	1	0.22mi
595 Avenue of the Flags #203 Buellton, CA	3.0	2.0	1560	$3,300	$2.12	13d	1	0.51mi
627 Central Ave Unit C Buellton, CA	2.0	1.5	1037	$2,950	$2.84	21d	1	0.51mi

Listing history 15 events

1. 2026-06-18
   days on market $399,000 Active 48 DOM
2. 2026-06-17
   days on market $399,000 Active 47 DOM
3. 2026-06-16
   days on market $399,000 Active 46 DOM
4. 2026-06-15
   days on market $399,000 Active 45 DOM
5. 2026-06-14
   days on market $399,000 Active 43 DOM
6. 2026-06-10
   days on market $399,000 Active 40 DOM
7. 2026-06-09
   days on market $399,000 Active 39 DOM
8. 2026-06-08
   days on market $399,000 Active 38 DOM
9. 2026-06-07
   days on market $399,000 Active 37 DOM
10. 2026-06-03
    days on market $399,000 Active 33 DOM
11. 2026-06-02
    days on market $399,000 Active 32 DOM
12. 2026-06-01
    days on market $399,000 Active 31 DOM
13. 2026-05-31
    days on market $399,000 Active 30 DOM
14. 2026-05-30
    days on market $399,000 Active 29 DOM
15. 2026-05-01
    listed $399,000 Active

ⓘ 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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,254
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,700
• − Management: −$3,700
• − Depreciation: −$11,607
• Taxable loss: −$3,084
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $4,192/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 Ynez Valley Union High
• NCES district ID: 0635850
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $85,622
• Composite: 46.97/100
• National rank: #5151
• State rank: #386 of 1400 in CA

Livability — Buellton

• Score: 63/100
• State rank: #438
• US rank: #15010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buellton, CA
• Population (ZIP): 5,866

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -432.89%
• Current HPI: 247.882
• 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

1 event — show timeline

• 2026-05-01 Listed $399,000 CRMLS