1095 W McCoy Ln #45 · Santa Maria, CA 93455

$75,000

1 bd · 1.0 ba · 616 sqft · Manufactured public records · 46 Days on market

Built 1989 Est $92k · 19% 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 +3.6/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

Key facts

• Lush backyard
• Covered carport
• Quiet park

Tags

• BONUS AREA
• COVERED CARPORT
• LUSH BACKYARD
• CORNER LOT
• QUIET PARK
• LOW-MAINTENANCE LIFESTYLE

Property features AI

Finance

• Other: Park name: TraileRancho; Directions available: Hwy 101 to Betteravia Rd, right on Miller, right on McCoy to TraileRancho
• Financial info: Land lease of $930 monthly (park managed) — rent may include pool; see remarks
• HOA & community: Senior community; Onsite property management; Clubhouse; Billiard room; Barbecue area; Pool; Pets permitted (subject to park rules); Call for rules; Weight limit

Exterior

• Parking: Located in TraileRancho park
• Utilities: Public sewer; Natural gas connected; Electricity connected; Water connected; Sewer connected; Cable available; Telephone available in street
• Home design: Single-wide mobile home (14 x 44); Single story; Mobile home remains on site
• Construction: Year built information from public records
• Exterior features: Community pool; Corner lot; Close to clubhouse; Street lighting

Interior

• Kitchen: Gas oven
• Bedrooms: All bedrooms on the ground floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: One-level home; Entry faces east
• Laundry & utility: Laundry inside; Washer hookup (dryer excluded)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

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 $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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 (+2.2%/yr); 124 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $519 of loan paydown is wiped out by about $2k 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 + 2.2% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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: 2.76% ✓
• Cap rate: 24.16%
• Cash-on-cash: 63.81%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1095 W Mccoy Ln #76	0.03mi	1/1.0	565 (-8%)	4mo	$85,000	$150	81

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: 62.0%
• Equity multiple: 3.73×
• Total profit: $57,413
• Equity at exit: $11,183

10-year hold

• IRR: 66.3%
• Equity multiple: 7.44×
• Total profit: $135,278
• Equity at exit: $6,485

Cash invested: $21,000 (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 93455

• Rents YoY: 2.2%
• Active inventory: 124
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,117

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 41%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
983 Dan Blough Dr Santa Maria, CA	1.0–3.0	1.0–3.0	1017	$2,455	$2.41	13d	45	0.46mi
1245 Sonya Ln Santa Maria, CA	1.0–2.0	1.0	728	$2,084	$2.86	13d	12	0.70mi
329 W Carmen Ln Santa Maria, CA	1.0–2.0	1.0	725	$1,927	$2.66	13d	9	0.74mi
1311 W Battles Rd Unit 1301-209 Santa Maria, CA	2.0	1.0	626	$2,150	$3.43	13d	1	1.05mi
1311 W Battles Rd Unit 1301-108 Santa Maria, CA	1.0	1.0	494	$1,550	$3.14	13d	1	1.05mi
1311 W Battles Rd Unit 1303-208 Santa Maria, CA	—	1.0	404	$1,350	$3.34	13d	1	1.05mi
2660 Santa Maria Way Santa Maria, CA	—	1.0	426	$1,200	$2.82	13d	1	1.17mi

Listing history 36 events

1. 2026-06-18
   days on market $75,000 Active 46 DOM
2. 2026-06-17
   days on market $75,000 Active 45 DOM
3. 2026-06-16
   days on market $75,000 Active 44 DOM
4. 2026-06-15
   days on market $75,000 Active 43 DOM
5. 2026-06-14
   days on market $75,000 Active 41 DOM
6. 2026-06-13
   days on market $75,000 Active 40 DOM
7. 2026-06-10
   days on market $75,000 Active 38 DOM
8. 2026-06-09
   days on market $75,000 Active 37 DOM
9. 2026-06-08
   days on market $75,000 Active 36 DOM
10. 2026-06-07
    days on market $75,000 Active 35 DOM
11. 2026-06-05
    days on market $75,000 Active 32 DOM
12. 2026-06-03
    days on market $75,000 Active 31 DOM
13. 2026-06-02
    days on market $75,000 Active 30 DOM
14. 2026-06-01
    days on market $75,000 Active 29 DOM
15. 2026-05-31
    days on market $75,000 Active 28 DOM
16. 2026-05-30
    days on market $75,000 Active 27 DOM
17. 2026-05-13
    status Active
18. 2026-05-11
    price $75,000

    Show marketing remark (749 chars)

    DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

19. 2026-05-11
    price $75,000 749-char remark

    Show marketing remark (749 chars)

    DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

20. 2026-05-11
    status Active 749-char remark

    Show marketing remark (749 chars)

    DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

21. 2026-05-01
    status Pending Sale

    Show marketing remark (749 chars)

    DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

22. 2026-05-01
    status Pending 749-char remark

    Show marketing remark (749 chars)

    DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

23. 2026-04-20
    listed $85,000 Active
24. 2026-04-10
    listed $85,000 Active 749-char remark

    Show marketing remark (749 chars)

    DESCRIPTION Welcome to this charming 1-bedroom, 1-bath mobile home nestled in a desirable senior community. This cozy residence offers a functional layout with a comfortable living space and a versatile bonus area, perfect for a home office, hobby room, or guest overflow. Enjoy the convenience of a spacious covered carport, providing ample parking and easy access. Step outside to a beautifully maintained, lush backyard, an inviting retreat ideal for relaxing, gardening, or enjoying the peaceful surroundings. Plus it's a corner lot. Located in a quiet and friendly park that has amenities, this home offers a low-maintenance lifestyle with all the comforts of home. A wonderful opportunity to enjoy affordable living in a welcoming community.

25. 2017-04-08
    historical
26. 2017-04-07
    historical
27. 2017-04-07
    historical
28. 2017-04-07
    historical
29. 2005-08-25
    historical
30. 2002-09-28
    listed $25,500
31. 2002-09-28
    listed $25,500
32. 2002-05-30
    listed $27,500
33. 2001-10-05
    listed $27,500
34. 1997-09-02
    historical
35. 1997-01-31
    listed $12,900
36. 1996-03-07
    listed $16,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥84°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,836
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$2,182
• Taxable income: $12,979
• Est. tax owed @ 24.0%: −$3,115
• After-tax cash flow: $10,286/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): 44,611
• Household income: $110,661
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 765.0

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 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 24% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 2% Russian 2% Italian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 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: ▼ -729.78%
• Current HPI: 314.6499
• Rent YoY: ▲ 2.23%
• 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

+354.5% since first listed

20 events — show timeline

• 2026-05-13 Relisted — CRMLS
• 2026-05-11 Price Changed $75,000 CRMLS
• 2026-05-11 Price Changed $75,000 NSBCRMLS
• 2026-05-11 Relisted — NSBCRMLS
• 2026-05-01 Pending — CRMLS
• 2026-05-01 Pending — NSBCRMLS
• 2026-04-20 Listed $85,000 CRMLS
• 2026-04-10 Listed $85,000 NSBCRMLS
• 2017-04-08 Listing Removed — NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2005-08-25 Listing Removed — CRMLS
• 2002-09-28 Listed $25,500 CRMLS
• 2002-09-28 Listed $25,500 NSBCRMLS
• 2002-05-30 Listed $27,500 NSBCRMLS
• 2001-10-05 Listed $27,500 NSBCRMLS
• 1997-09-02 Listing Removed — NSBCRMLS
• 1997-01-31 Listed $12,900 NSBCRMLS
• 1996-03-07 Listed $16,500 NSBCRMLS

Property tax history

-2.5%/yr

Latest (2025): $67 · +7.0% YoY. Source: county tax records.