701 E Pine Ave #161 · Lompoc, CA 93436

$119,000

2 bd · 1.0 ba · 1,100 sqft · Manufactured · 319 Days on market

Built 1962 2,060 sqft lot $108/sqft · 86% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

Key facts

• New kitchen
• New bathroom
• New doors

Tags

• REMODELED MANUFACTURED HOME
• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING
• NEW WINDOWS
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

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 $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.9% in Lompoc — 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 56/100 on livability (#786 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D, schools F, amenities F.
• Lompoc Unified (suburban): math 29% / reading 44% proficiency, ranked #818 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 154 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% of the median local income ($80k/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 $823 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 + 3.3% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $41k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 2.11% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.83%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (median comp): $64,000
• List price: $119,000
• Delta: 85.94%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 E Pine Ave #173	0.00mi	2/2.0	1,152 (+5%)	14mo	$102,000	$89	76
701 E Pine Ave #182	0.00mi	2/1.5	960 (-13%)	2mo	$65,000	$68	75
610 E Pine Ave Spc 73	0.07mi	2/2.0	1,000 (-9%)	4mo	$63,000	$63	74
610 E Pine Ave #44	0.13mi	2/2.0	1,040 (-6%)	16mo	$119,000	$114	67
610 E Pine Ave #17	0.14mi	2/2.0	960 (-13%)	5mo	$59,900	$62	64
321 W North Ave #49	0.70mi	3/2.0 (+1)	1,040 (-6%)	5mo	$235,000	$226	45
321 W North Ave #55	0.68mi	3/2.0 (+1)	1,248 (+14%)	13mo	$230,000	$184	26

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.67×
• Total profit: $55,515
• Equity at exit: $17,743

10-year hold

• IRR: 45.4%
• Equity multiple: 5.41×
• Total profit: $146,995
• Equity at exit: $10,289

Cash invested: $33,320 (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 93436

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,161

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,244	-5% $1,203	+0% $1,161	+5% $1,120	+10% $1,079
Rent	-10% $963	-5% $1,062	+0% $1,161	+5% $1,261	+10% $1,360
Rate	-1.0pp $1,221	-0.5pp $1,192	base $1,161	+0.5pp $1,131	+1.0pp $1,099

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 E Cherry Ave Lompoc, CA	3.0	2.0	1117	$3,000	$2.69	15d	1	0.21mi
1025 N Lupine St Lompoc, CA	3.0	2.0	1480	$3,300	$2.23	24d	1	0.40mi
604 N 4th St Unit N604B Lompoc, CA	2.0	1.0	800	$2,300	$2.88	44d	1	0.45mi
401 W Pine Ave Lompoc, CA	1.0–2.0	1.0	734	$2,200	$3.00	15d	1	0.66mi
218 N C St Lompoc, CA	2.0	1.0	950	$1,875	$1.97	24d	1	0.67mi
201 Quail Cir Lompoc, CA	3.0	2.5	1475	$2,900	$1.97	15d	1	0.73mi
404 W Barton Ave Unit 2 Lompoc, CA	2.0	1.5	878	$2,200	$2.51	44d	1	0.79mi
324 W Chestnut Ave Lompoc, CA	2.0	2.5	940	$2,600	$2.77	24d	1	0.89mi
922 Oleander St Lompoc, CA	3.0	2.0	1008	$2,500	$2.48	44d	1	0.89mi
408 N M St Unit 408A Lompoc, CA	3.0	1.0	768	$2,295	$2.99	44d	1	0.91mi
321 N L St Unit C Lompoc, CA	2.0	1.0	1100	$2,400	$2.18	24d	1	0.92mi
924 N O St Lompoc, CA	3.0	2.0	1008	$2,300	$2.28	44d	1	0.94mi
804 W Nectarine Ave Lompoc, CA	2.0	1.0	850	$2,200	$2.59	44d	1	0.98mi
423 N N St Lompoc, CA	2.0	1.0	900	$2,200	$2.44	44d	1	0.99mi
214 S F St #2 Lompoc, CA	2.0	1.5	946	$2,500	$2.64	24d	1	1.02mi
812 W Laurel Ave Lompoc, CA	2.0	1.0	800	$2,170	$2.71	15d	2	1.15mi
114 N N St Lompoc, CA	3.0	1.0	1260	$3,200	$2.54	24d	1	1.16mi
928 Aster Ln Lompoc, CA	3.0	2.0	1500	$3,400	$2.27	44d	1	1.18mi
212 W Hickory Ave Lompoc, CA	3.0	1.0	1081	$2,300	$2.13	24d	1	1.21mi
925 W Chestnut Ave Lompoc, CA	2.0	1.0	699	$2,195	$3.14	15d	3	1.21mi
960 W Chestnut Ave Unit 946-D Lompoc, CA	2.0	1.0	800	$2,050	$2.56	24d	1	1.25mi
119 W Locust Ave Unit 111 Lompoc, CA	3.0	2.0	972	$2,695	$2.77	44d	1	1.36mi
71 Village Circle Dr Lompoc, CA	3.0	2.0	1300	$2,545	$1.96	22d	1	1.48mi

Listing history 47 events

1. 2026-06-21
   days on market $119,000 Active 319 DOM
2. 2026-06-18
   days on market $119,000 Active 316 DOM
3. 2026-06-17
   days on market $119,000 Active 315 DOM
4. 2026-06-16
   days on market $119,000 Active 314 DOM
5. 2026-06-15
   days on market $119,000 Active 313 DOM
6. 2026-06-14
   days on market $119,000 Active 311 DOM
7. 2026-06-13
   days on market $119,000 Active 310 DOM
8. 2026-06-10
   days on market $119,000 Active 308 DOM
9. 2026-06-09
   days on market $119,000 Active 307 DOM
10. 2026-06-08
    days on market $119,000 Active 306 DOM
11. 2026-06-07
    days on market $119,000 Active 305 DOM
12. 2026-06-05
    days on market $119,000 Active 302 DOM
13. 2026-06-03
    days on market $119,000 Active 301 DOM
14. 2026-06-02
    days on market $119,000 Active 300 DOM
15. 2026-06-01
    days on market $119,000 Active 299 DOM
16. 2026-05-31
    days on market $119,000 Active 298 DOM
17. 2026-05-30
    days on market $119,000 Active 297 DOM
18. 2026-05-04
    historical
19. 2026-03-16
    price $119,000 294-char remark

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

20. 2026-03-16
    price $119,000

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

21. 2025-11-29
    price $129,000 294-char remark

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

22. 2025-11-28
    price $129,000
23. 2025-11-07
    price $149,900 294-char remark

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

24. 2025-11-07
    price $149,900

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

25. 2025-08-06
    listed $159,900 Active

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

26. 2025-08-06
    listed $159,900 Active 294-char remark

    Show marketing remark (294 chars)

    Great fully remodeled manufactured home, with first quality materials. New kitchen, new bathroom, new flooring, new windows, new doors, new roof, new paint interior and exterior. Park 55+ community. Very desirable, safe and friendly mobile home park. Close to everything Lompoc has to offer.

27. 2025-05-30
    historical
28. 2025-05-29
    historical
29. 2025-01-22
    historical
30. 2024-11-05
    listed $169,000 Active
31. 2024-11-04
    listed $169,000 Active
32. 2024-10-29
    listed $169,000 Active
33. 2024-04-01
    historical
34. 2024-04-01
    historical
35. 2024-01-11
    price $42,000
36. 2024-01-11
    price $42,000
37. 2024-01-10
    status Active
38. 2024-01-07
    status Active
39. 2024-01-01
    historical
40. 2024-01-01
    historical
41. 2023-11-21
    status Active
42. 2023-11-21
    status Active
43. 2023-10-22
    historical Contingent
44. 2023-10-22
    status Pending
45. 2023-10-11
    price $49,000
46. 2023-09-20
    listed $49,000 Active
47. 2023-09-19
    listed $39,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,135
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$3,462
• Taxable income: $12,805
• Est. tax owed @ 24.0%: −$3,073
• After-tax cash flow: $10,864/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: Lompoc Unified
• NCES district ID: 0622410
• Math proficiency: 29% ▲ 3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $53,716
• Composite: 34.49/100
• National rank: #10135
• State rank: #818 of 1400 in CA

Livability — Lompoc

• Score: 56/100
• State rank: #786
• US rank: #22552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lompoc, CA
• County: Santa Barbara County · 410,380 people
• City population: 55,820
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 55,820
• Household income: $80,097
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 34% Two or more races 25% Black 3% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 37% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -574.83%
• Current HPI: 310.2366
• Rent YoY: ▲ 3.31%
• 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

+205.1% since first listed

30 events — show timeline

• 2026-05-04 Listing Removed — SBMLS
• 2026-03-16 Price Changed $119,000 NSBCRMLS
• 2026-03-16 Price Changed $119,000 SBMLS
• 2025-11-29 Price Changed $129,000 NSBCRMLS
• 2025-11-28 Price Changed $129,000 SBMLS
• 2025-11-07 Price Changed $149,900 NSBCRMLS
• 2025-11-07 Price Changed $149,900 SBMLS
• 2025-08-06 Listed $159,900 NSBCRMLS
• 2025-08-06 Listed $159,900 SBMLS
• 2025-05-30 Listing Removed — NSBCRMLS
• 2025-05-29 Listing Removed — CRMLS
• 2025-01-22 Listing Removed — NSBCRMLS
• 2024-11-05 Listed $169,000 CRMLS
• 2024-11-04 Listed $169,000 NSBCRMLS
• 2024-10-29 Listed $169,000 NSBCRMLS
• 2024-04-01 Listing Removed — NSBCRMLS
• 2024-04-01 Listing Removed — SBMLS
• 2024-01-11 Price Changed $42,000 NSBCRMLS
• 2024-01-11 Price Changed $42,000 SBMLS
• 2024-01-10 Relisted — NSBCRMLS
• 2024-01-07 Relisted — SBMLS
• 2024-01-01 Listing Removed — NSBCRMLS
• 2024-01-01 Listing Removed — SBMLS
• 2023-11-21 Relisted — NSBCRMLS
• 2023-11-21 Relisted — SBMLS
• 2023-10-22 Contingent — SBMLS
• 2023-10-22 Pending — NSBCRMLS
• 2023-10-11 Price Changed $49,000 NSBCRMLS
• 2023-09-20 Listed $49,000 SBMLS
• 2023-09-19 Listed $39,000 NSBCRMLS