1600 E Clark #117 · Orcutt, CA 93455

$135,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 158 Days on market

Built 1984 1,307 sqft lot Est $157k · 14% 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 +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready to move in? This 2-bedroom 2-bath mobile home is waiting for that person(s)! Everything is newer; floors, paint in/out (1 yr), windows/gutters (1 yr), and roof (4 yrs) and A/C-heater (1.5 yrs). Colors are neutral and any decor will enhance the living space. This home can easily be turned into a 3-bedroom home. The vaulted ceilings throughout make the home feel march larger. Master bathroom has a large tiled walk-in shower with handicap bars for safety. Newer toilet and brand-new vanity. Both bathrooms have tiled floors. The open concept kitchen is great for entertaining. Has a small island and the laundry room is right off the kitchen and the backdoor. Located in the back of the p

Key facts

• Newer roof
• Newer windows
• Newer floors

Tags

• NEWER FLOORS
• NEWER PAINT
• NEWER WINDOWS
• NEWER GUTTERS
• NEWER ROOF
• NEWER A C HEATER

Property features AI

Finance

• Other: Building area recorded as 1,248 (per tax records)
• HOA & community: Age-restricted community

Exterior

• Utilities: Air-to-air heat exchange (green feature)
• Home design: Manufactured home; Mobile home approximately 52' x 24'
• Construction: Shingle roof; Kaufman Broad manufacturer
• Exterior features: Lot approximately 0.03 acres; Lot recorded as 1,307 sq ft; Pillar/post/pier foundation

Interior

• Kitchen: Gas oven/range; Dishwasher; Garbage disposal; Refrigerator; Pantry
• Bedrooms: 1 room (other)
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Pantry; Cathedral ceilings; Hand rails
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 2.6% in Orcutt — 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 73/100 on livability (#169 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, cost of living F.
• Orcutt Union Elementary (suburban): math 44% / reading 54% proficiency, ranked #414 of 1,400 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 33% of the median local income ($111k/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 $933 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 + 2.2% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 20.62%
• Cash-on-cash: 51.17%
• DSCR: 3.28
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 E Clark Ave #115	0.02mi	2/2.0	1,248 (0%)	9mo	$118,000	$95	91
1650 E Clark Ave #317	0.18mi	2/2.0	1,248 (0%)	10mo	$165,000	$132	84
1600 E Clark Ave #48	0.06mi	3/2.0 (+1)	1,160 (-7%)	4mo	$58,000	$50	77
1650 E Clark #249	0.26mi	2/2.0	1,248 (0%)	22mo	$170,000	$136	70
1650 E Clark Ave #250	0.25mi	2/2.0	1,152 (-8%)	12mo	$145,000	$126	66
1600 E Clark Ave #166	0.07mi	2/2.0	1,077 (-14%)	13mo	$77,500	$72	63

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: 48.2%
• Equity multiple: 3.07×
• Total profit: $78,409
• Equity at exit: $20,129

10-year hold

• IRR: 53.5%
• Equity multiple: 6.05×
• Total profit: $190,853
• Equity at exit: $11,672

Cash invested: $37,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,050 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,612

Break-even live

Break-even rent $1,010

Max offer price $135,000

Occupancy floor 42%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1293 Oak Knoll Rd Santa Maria, CA	2.0	2.0	840	$2,500	$2.98	13d	1	0.89mi
1462 Woodmere Rd Santa Maria, CA	3.0	2.0	1440	$3,800	$2.64	13d	1	1.07mi

Listing history 35 events

1. 2026-06-18
   days on market $135,000 Active 158 DOM
2. 2026-06-17
   days on market $135,000 Active 157 DOM
3. 2026-06-16
   days on market $135,000 Active 156 DOM
4. 2026-06-15
   days on market $135,000 Active 155 DOM
5. 2026-06-14
   days on market $135,000 Active 153 DOM
6. 2026-06-13
   days on market $135,000 Active 152 DOM
7. 2026-06-10
   days on market $135,000 Active 150 DOM
8. 2026-06-09
   days on market $135,000 Active 149 DOM
9. 2026-06-08
   days on market $135,000 Active 148 DOM
10. 2026-06-07
    days on market $135,000 Active 147 DOM
11. 2026-06-05
    days on market $135,000 Active 144 DOM
12. 2026-06-03
    days on market $135,000 Active 143 DOM
13. 2026-06-02
    days on market $135,000 Active 142 DOM
14. 2026-06-01
    days on market $135,000 Active 141 DOM
15. 2026-05-31
    days on market $135,000 Active 140 DOM
16. 2026-05-30
    days on market $135,000 Active 139 DOM
17. 2026-05-06
    status Active
18. 2026-05-03
    historical
19. 2026-04-04
    price $135,000
20. 2026-02-27
    price $145,000
21. 2026-01-07
    listed $159,700 Active
22. 2023-01-18
    soldstatus $85,000 Closed
23. 2023-01-18
    status Pending
24. 2023-01-17
    status Active
25. 2023-01-16
    status Pending
26. 2023-01-13
    price $90,000
27. 2023-01-04
    listed $115,000 Active
28. 2012-11-06
    historical
29. 2012-04-02
    historical
30. 2012-02-17
    listed $14,750
31. 2012-02-17
    listed $14,750
32. 2002-08-15
    soldstatus $36,500
33. 2002-06-17
    listed $38,000
34. 2000-01-25
    soldstatus $25,000
35. 1999-11-08
    listed $29,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $401 · $33/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$625/yr (+$52/mo · 155.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,602
• − Mortgage interest: −$7,562
• − Property taxes: −$401
• − Insurance: −$675
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − Depreciation: −$3,927
• Taxable income: $18,180
• Est. tax owed @ 24.0%: −$4,363
• After-tax cash flow: $14,981/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: Orcutt Union Elementary
• NCES district ID: 0628710
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $70,564
• Composite: 45.96/100
• National rank: #5530
• State rank: #414 of 1400 in CA

Livability — Orcutt

• Score: 73/100
• State rank: #169
• US rank: #5508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orcutt, CA
• County: Santa Barbara County · 410,380 people
• 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

+365.5% since first listed

19 events — show timeline

• 2026-05-06 Relisted — NSBCRMLS
• 2026-05-03 Listing Removed — NSBCRMLS
• 2026-04-04 Price Changed $135,000 NSBCRMLS
• 2026-02-27 Price Changed $145,000 NSBCRMLS
• 2026-01-07 Listed $159,700 NSBCRMLS
• 2023-01-18 Sold (MLS) $85,000 NSBCRMLS
• 2023-01-18 Pending — NSBCRMLS
• 2023-01-17 Relisted — NSBCRMLS
• 2023-01-16 Pending — NSBCRMLS
• 2023-01-13 Price Changed $90,000 NSBCRMLS
• 2023-01-04 Listed $115,000 NSBCRMLS
• 2012-11-06 Listing Removed — CRMLS
• 2012-04-02 Listing Removed — NSBCRMLS
• 2012-02-17 Listed $14,750 CRMLS
• 2012-02-17 Listed $14,750 NSBCRMLS
• 2002-08-15 Sold (MLS) $36,500 NSBCRMLS
• 2002-06-17 Listed $38,000 NSBCRMLS
• 2000-01-25 Sold (MLS) $25,000 NSBCRMLS
• 1999-11-08 Listed $29,000 NSBCRMLS

Property tax history

+1.5%/yr

Latest (2025): $401 · +1.7% YoY. Source: county tax records.