55 San Juan Grade Rd #79 · Salinas, CA 93906

$139,995

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 117 Days on market

Built 1970 Est $128k · 9% over ↓ 3% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55 San Juan Grade Rd, Space 79 is a spacious 2 bedroom, 2 bath double-wide located in La Canada Mobile Home Park, a desirable 55+ community. Featuring vinyl flooring, a large living room, and a comfortable dining area just off the kitchen, this home is ready for its next chapter. Plus, you will love the easy access to shopping, dining, and Highway 101 for smooth commuting.

Key facts

• Parking
• Built 1970
• Listed 117 days

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO HIGHWAY 101

Property features AI

Finance

• Other: Park section serial numbers: S3948U, S3948X; Property primary ID: 740422
• HOA & community: Community clubhouse; Park home site on leased land

Exterior

• Parking: Carport and uncovered parking; 1 parking space (space number 79; space rent applies)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Located in a senior community (55+)
• Construction: Lot size source: Assessor
• Exterior features: Shaded as 'Other (See Remarks)' roof type

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating (see remarks)
• Interior features: Dining area; Heating listed as 'Other (See Remarks)'

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.6% in Salinas — 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 63/100 on livability (#465 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B+; Watch: crime D-, amenities F, cost of living F.
• Salinas Union High (urban): math 23% / reading 39% proficiency, ranked #998 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mckinnon (401 students, 76% FRL); John Gutierrez Middle (594 students, 62% FRL); North Salinas High (2,112 students, 93% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 43 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).
• This rent runs 34% of the median local income ($98k/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 $968 of loan paydown is wiped out by about $4k 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 + 4.9% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($127k) 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 $127,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.16%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $128,016
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 SAN JUAN GRADE Rd #18	0.06mi	2/2.0	1,020 (+1%)	2mo	$130,000	$127	94
55 SAN JUAN GRADE Rd #82	0.04mi	2/2.0	960 (-5%)	15mo	$150,000	$156	77
55 San Juan Grade #25	0.06mi	2/2.0	960 (-5%)	16mo	$42,000	$44	76
55 San Juan Grade Rd #17	0.04mi	2/2.0	900 (-11%)	6mo	$80,000	$89	75
55 San Juan Grade #44	0.06mi	2/2.0	960 (-5%)	17mo	$138,000	$144	75
55 San Juan Grade Rd #94	0.06mi	2/2.0	1,144 (+14%)	17mo	$125,000	$109	60
255 E Bolivar St #224	0.64mi	2/2.0	1,080 (+7%)	23mo	$175,000	$162	39

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.58×
• Total profit: $62,110
• Equity at exit: $20,874

10-year hold

• IRR: 44.0%
• Equity multiple: 5.58×
• Total profit: $179,371
• Equity at exit: $12,104

Cash invested: $39,199 (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 93906

• Rents YoY: 4.9%
• Active inventory: 43
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,246

Break-even live

Break-even rent $1,225

Max offer price $139,995

Occupancy floor 51%

Sensitivity live

Price	-10% $1,343	-5% $1,295	+0% $1,246	+5% $1,198	+10% $1,150
Rent	-10% $1,025	-5% $1,136	+0% $1,246	+5% $1,357	+10% $1,468
Rate	-1.0pp $1,317	-0.5pp $1,282	base $1,246	+0.5pp $1,210	+1.0pp $1,173

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: $34,999
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
93 Castro St Salinas, CA	2.0	1.0–2.0	828	$2,400	$2.90	14d	3	0.36mi
2198 Brutus St Salinas, CA	1.0–2.0	1.0–1.5	893	$2,645	$2.96	9d	2	0.54mi
1823 Cherokee Dr Salinas, CA	3.0	1.5	952	$3,295	$3.46	15d	1	0.54mi
2290 N Main St Salinas, CA	1.0–3.0	1.0–2.0	985	$2,941	$2.99	0d	15	0.67mi
2402 N Main St Salinas, CA	2.0	1.0	900	$2,500	$2.78	15d	1	0.81mi
196 E Alvin Dr Salinas, CA	1.0–2.0	1.0	735	$2,650	$3.61	14d	2	0.85mi
18854 Eisenhower St Unit 18854p Salinas, CA	2.0	1.0	1000	$2,700	$2.70	15d	1	0.87mi
1450 N 1st St Salinas, CA	1.0–2.0	1.0	745	$2,884	$3.87	15d	4	0.98mi
436 Noice Dr Salinas, CA	1.0–2.0	1.0	773	$2,690	$3.48	15d	12	0.99mi
306 England Ave Salinas, CA	3.0	2.0	1104	$3,500	$3.17	15d	1	1.17mi
1608 Ukiah Way Salinas, CA	3.0	2.0	1312	$3,695	$2.82	15d	1	1.30mi
985 Rogge Rd Salinas, CA	3.0	2.5	1378	$3,850	$2.79	15d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $139,995 Active 117 DOM
2. 2026-06-18
   days on market $139,995 Active 114 DOM
3. 2026-06-17
   days on market $139,995 Active 113 DOM
4. 2026-06-16
   days on market $139,995 Active 112 DOM
5. 2026-06-15
   days on market $139,995 Active 111 DOM
6. 2026-06-14
   days on market $139,995 Active 109 DOM
7. 2026-06-13
   days on market $139,995 Active 108 DOM
8. 2026-06-10
   days on market $139,995 Active 106 DOM
9. 2026-06-09
   days on market $139,995 Active 105 DOM
10. 2026-06-08
    days on market $139,995 Active 104 DOM
11. 2026-06-07
    days on market $139,995 Active 103 DOM
12. 2026-06-03
    days on market $139,995 Active 99 DOM
13. 2026-06-02
    days on market $139,995 Active 98 DOM
14. 2026-06-01
    days on market $139,995 Active 97 DOM
15. 2026-05-31
    days on market $139,995 Active 96 DOM
16. 2026-05-30
    days on market $139,995 Active 95 DOM
17. 2026-05-19
    price $139,995 375-char remark

    Show marketing remark (375 chars)

    55 San Juan Grade Rd, Space 79 is a spacious 2 bedroom, 2 bath double-wide located in La Canada Mobile Home Park, a desirable 55+ community. Featuring vinyl flooring, a large living room, and a comfortable dining area just off the kitchen, this home is ready for its next chapter. Plus, you will love the easy access to shopping, dining, and Highway 101 for smooth commuting.

18. 2026-05-19
    price $139,995 375-char remark

    Show marketing remark (375 chars)

    55 San Juan Grade Rd, Space 79 is a spacious 2 bedroom, 2 bath double-wide located in La Canada Mobile Home Park, a desirable 55+ community. Featuring vinyl flooring, a large living room, and a comfortable dining area just off the kitchen, this home is ready for its next chapter. Plus, you will love the easy access to shopping, dining, and Highway 101 for smooth commuting.

19. 2026-02-24
    listed $145,000 Active 375-char remark

    Show marketing remark (375 chars)

    55 San Juan Grade Rd, Space 79 is a spacious 2 bedroom, 2 bath double-wide located in La Canada Mobile Home Park, a desirable 55+ community. Featuring vinyl flooring, a large living room, and a comfortable dining area just off the kitchen, this home is ready for its next chapter. Plus, you will love the easy access to shopping, dining, and Highway 101 for smooth commuting.

20. 2026-02-24
    listed $145,000 Active 375-char remark

    Show marketing remark (375 chars)

    55 San Juan Grade Rd, Space 79 is a spacious 2 bedroom, 2 bath double-wide located in La Canada Mobile Home Park, a desirable 55+ community. Featuring vinyl flooring, a large living room, and a comfortable dining area just off the kitchen, this home is ready for its next chapter. Plus, you will love the easy access to shopping, dining, and Highway 101 for smooth commuting.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 5 d/yr ≥81°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,628
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$4,073
• Taxable income: $13,533
• Est. tax owed @ 24.0%: −$3,248
• After-tax cash flow: $11,709/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: Salinas Union High
• NCES district ID: 0633980
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $50,670
• Composite: 29.86/100
• National rank: #11691
• State rank: #998 of 1400 in CA

Livability — Salinas

• Score: 63/100
• State rank: #465
• US rank: #15876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salinas, CA
• County: Monterey County · 241,191 people
• City population: 119,069
• Metro: Salinas, CA
• Population (ZIP): 64,199
• Household income: $97,555
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1736.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 13% White 13% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 70% Salvadoran 1%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 33% · Canada, China
• Languages at home: 33% English-only · Spanish 60% Tagalog/Filipino 2% Chinese 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: ▼ -690.60%
• Current HPI: 262.5003
• Rent YoY: ▲ 4.87%
• Metro: Salinas, 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

-3.5% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $139,995 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-19 Price Changed $139,995 MLSListings
• 2026-02-24 Listed $145,000 MLSListings
• 2026-02-24 Listed $145,000 bridgeMLS, Bay East AOR, or Contra Costa AOR