2546 Capitola Rd #32 · Live Oak, CA 95062

$180,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 55 Days on market

Built 2008 Fair condition Est $180k · at est. ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into one of Santa Cruz's most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, you're surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether it's morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

Key facts

• Built 2008
• Listed 54 days

Property features AI

Finance

• Other: Living area reported as 400 (source: assessor)
• Financial info: Tax type: ILT (In Lieu of Tax)

Exterior

• Parking: Assigned space number 32 (space rent $500)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured/mobile home (park placement)
• Construction: Information not provided
• Exterior features: Composition/shingle roof; Leased land (park home site)

Interior

• Kitchen: Hood over range; Electric range/oven; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace
• Interior features: Kitchen/Family room combo; Dining area; Restrictions: Board approval required; Family park

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.8% in Live Oak — 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 72/100 on livability (#197 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, commute A; Watch: employment C-, crime F, cost of living F.
• Live Oak Elementary (suburban): math 45% / reading 54% proficiency, ranked #431 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Live Oak Elementary (352 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 66 active listings in the ZIP; high-income renter base; 224 units permitted in Santa Cruz County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Santa Cruz County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1770 17th Ave #28	0.36mi	1/1.0	400 (0%)	18mo	$180,000	$450	68

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.24×
• Total profit: $12,319
• Equity at exit: $26,839

10-year hold

• IRR: 13.6%
• Equity multiple: 1.97×
• Total profit: $48,749
• Equity at exit: $15,563

Cash invested: $50,400 (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 95062

• Rents YoY: 0.6%
• Active inventory: 66
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $744

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 65%

Sensitivity live

Price	-10% $868	-5% $806	+0% $744	+5% $681	+10% $619
Rent	-10% $545	-5% $644	+0% $744	+5% $843	+10% $942
Rate	-1.0pp $834	-0.5pp $789	base $744	+0.5pp $697	+1.0pp $649

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $180,000 Active 55 DOM
2. 2026-06-18
   days on market $180,000 Active 52 DOM
3. 2026-06-17
   days on market $180,000 Active 51 DOM
4. 2026-06-16
   days on market $180,000 Active 50 DOM
5. 2026-06-15
   days on market $180,000 Active 49 DOM
6. 2026-06-14
   days on market $180,000 Active 47 DOM
7. 2026-06-13
   days on market $180,000 Active 46 DOM
8. 2026-06-10
   days on market $180,000 Active 44 DOM
9. 2026-06-09
   days on market $180,000 Active 43 DOM
10. 2026-06-08
    days on market $180,000 Active 42 DOM
11. 2026-06-07
    days on market $180,000 Active 41 DOM
12. 2026-06-02
    days on market $180,000 Active 36 DOM
13. 2026-06-01
    days on market $180,000 Active 35 DOM
14. 2026-05-31
    days on market $180,000 Active 34 DOM
15. 2026-05-30
    days on market $180,000 Active 33 DOM
16. 2026-05-19
    price $180,000 704-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

17. 2026-05-19
    price $180,000 701-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

18. 2026-05-19
    price $180,000 704-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

19. 2026-05-19
    price $180,000 701-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

20. 2026-04-27
    listed $199,000 Active 704-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

21. 2026-04-27
    listed $199,000 Active 701-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

22. 2026-04-27
    listed $199,000 Active 704-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

23. 2026-04-27
    listed $199,000 Active 701-char remark

    Show marketing remark (701 chars)

    Tucked into one of Santa Cruzs most beloved coastal pockets, this home offers the ultimate blend of convenience and laid-back beach lifestyle. Just moments from 41st Avenue, youre surrounded by some of the areas best local restaurants, coffee shops, and everyday essentials, making errands feel effortless and weekends even better. Enjoy sunny afternoons at Brommer Street Park or take a quick bike ride down to Twin Lakes Beach and Pleasure Point, where surf culture, ocean views, and salty air become part of your daily rhythm. Whether its morning walks, grabbing coffee nearby, or catching sunset by the water, this location invites you to slow down and fully embrace the best of Santa Cruz living.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥84°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,190
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$5,236
• Taxable income: $6,440
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $7,377/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 · 8 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and replace dated flooring and paint. It has potential for increased value with these updates.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom shower curtain — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both replace carpeted floors with hardwood or tile — hardwood or tile flooring would increase the home's appeal and value
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom shower curtain · dated and in need of replacement	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace carpeted floors with hardwood or tile — hardwood or tile flooring would increase the home's appeal and value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑

ⓘ 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: Live Oak Elementary
• NCES district ID: 0621990
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $59,519
• Composite: 45.3/100
• National rank: #5742
• State rank: #431 of 1400 in CA

Livability — Live Oak

• Score: 72/100
• State rank: #197
• US rank: #6366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Live Oak, CA
• County: Santa Cruz County · 225,113 people
• City population: 36,047
• Metro: Santa Cruz-Watsonville, CA
• Population (ZIP): 35,607
• Household income: $112,106
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1672.0

Population outlook (Santa Cruz County) Hauer SSP2

• Today (2025): 299,046 people
• By 2030: 311,246 · +4.1%
• By 2040: 332,813 · +11.3%
• By 2050: 352,797 · +18.0%
• By 2075: 406,837 · +36.0%
• By 2100: 435,763 · +45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Santa Cruz

• 2024 margin: Solid D (+54.4) · D 75.3% · R 20.9% · Other 3.9%
• 2008→2024 swing: -3.2pp toward R · 2008: 57.7pp · 2024: 54.4pp
• All cycles: 2024: D+54.4 2020: D+60.3 2016: D+57.3 2012: D+54.1 2008: D+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1390.84%
• Current HPI: 319.0529
• Rent YoY: ▲ 0.61%
• Metro: Santa Cruz-Watsonville, 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

-9.5% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $180,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-19 Price Changed $180,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-19 Price Changed $180,000 MLSListings
• 2026-05-19 Price Changed $180,000 MLSListings
• 2026-04-27 Listed $199,000 MLSListings
• 2026-04-27 Listed $199,000 MLSListings
• 2026-04-27 Listed $199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-27 Listed $199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR