22 Front St #22 · Soledad, CA 93960

$269,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 41 Days on market

Built 2024 Good condition

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORRECTION OF LIVING SPACE, Huge space with 1440 sq feet FOR THIS UNIT !!!!!!!!This is a place to come home to and a pleasure to call it your own!!!! The park offers all age and you can also enjoy your pet with proper park management approval, a laundry area for your convenience, although this unit offers your own inside laundry space, something that looks and feels different from everyone else!!! the extras this place has to offer make it a very unique place. The completely remodeled unit is a beauty inside and out. The 3 bedrooms and 2 full baths with a brand new kitchen and such ample space to enjoy comfortable living is waiting for you. Just pack up and move in, the square feet of home is not accurate but will be verified soon. Dont miss out.

Key facts

• Remodeled unit
• Brand new kitchen
• Inside laundry space

Tags

• INSIDE LAUNDRY SPACE
• REMODELED UNIT
• BRAND NEW KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.

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: schools F, amenities F, commute 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.
• Market conditions: 14 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $75k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $260,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.9

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $496
• Equity at exit: $40,109

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $57,335
• Equity at exit: $23,258

Cash invested: $75,320 (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 93960

• Home prices YoY: -35.0%
• Active inventory: 14
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,228 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $691

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 74%

Sensitivity live

Price	-10% $877	-5% $784	+0% $691	+5% $598	+10% $506
Rent	-10% $436	-5% $564	+0% $691	+5% $819	+10% $946
Rate	-1.0pp $827	-0.5pp $760	base $691	+0.5pp $622	+1.0pp $551

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 Higuera Soledad, CA	3.0	2.5	1452	$3,500	$2.41	2d	1	0.29mi
279 Azalea Pl Soledad, CA	3.0	2.5	1642	$2,995	$1.82	44d	1	0.56mi
1428 Monterey St Unit 203 Soledad, CA	3.0	2.0	1126	$2,795	$2.48	2d	1	1.06mi
1428 Monterey St Apt 205 Soledad, CA	3.0	2.0	1126	$2,795	$2.48	44d	1	1.06mi
1428 Monterey St Unit 207 Soledad, CA	4.0	2.0	1178	$2,895	$2.46	2d	1	1.06mi
1428 Monterey St Soledad, CA	4.0	2.0	1150	$4,195	$3.65	4d	1	1.06mi
1825 Palm Ave Unit A Soledad, CA	3.0	1.5	1025	$2,950	$2.88	2d	1	1.33mi
230 8th St Unit A201 Soledad, CA	4.0	2.0	1435	$2,895	$2.02	13d	1	1.43mi

Listing history 5 events

1. 2026-06-01
   days on market $269,000 Active 41 DOM
2. 2026-05-31
   days on market $269,000 Active 40 DOM
3. 2026-05-31
   days on market $269,000 Active 39 DOM
4. 2026-04-21
   listed $269,000 Active 756-char remark

   Show marketing remark (756 chars)

   CORRECTION OF LIVING SPACE, Huge space with 1440 sq feet FOR THIS UNIT !!!!!!!!This is a place to come home to and a pleasure to call it your own!!!! The park offers all age and you can also enjoy your pet with proper park management approval, a laundry area for your convenience, although this unit offers your own inside laundry space, something that looks and feels different from everyone else!!! the extras this place has to offer make it a very unique place. The completely remodeled unit is a beauty inside and out. The 3 bedrooms and 2 full baths with a brand new kitchen and such ample space to enjoy comfortable living is waiting for you. Just pack up and move in, the square feet of home is not accurate but will be verified soon. Dont miss out.

5. 2026-04-21
   listed $269,000 Active 756-char remark

   Show marketing remark (756 chars)

   CORRECTION OF LIVING SPACE, Huge space with 1440 sq feet FOR THIS UNIT !!!!!!!!This is a place to come home to and a pleasure to call it your own!!!! The park offers all age and you can also enjoy your pet with proper park management approval, a laundry area for your convenience, although this unit offers your own inside laundry space, something that looks and feels different from everyone else!!! the extras this place has to offer make it a very unique place. The completely remodeled unit is a beauty inside and out. The 3 bedrooms and 2 full baths with a brand new kitchen and such ample space to enjoy comfortable living is waiting for you. Just pack up and move in, the square feet of home is not accurate but will be verified soon. Dont miss out.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,741
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,099
• − Management: −$3,099
• − Depreciation: −$7,825
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $7,273/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home offers ample space and is move-in ready, with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace curtains — Freshens up the interior and improves rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace curtains — Freshens up the interior and improves rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $269,000 MLSListings
• 2026-04-21 Listed $269,000 bridgeMLS, Bay East AOR, or Contra Costa AOR