720 W Santa Maria Space 14 · Santa Paula, CA 93060

$189,000

2 bd · 1.5 ba · 1,049 sqft · Manufactured · 89 Days on market

Built 1980 2,704 sqft lot $180/sqft · 28% below area Est $263k · 28% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained mobile home nestled in the highly desirable city of Santa Paula, surrounded by beautiful mountain views. This inviting and affordable senior living opportunity offers 2 bedrooms and 1.5 bathrooms, with fresh interior paint and newer flooring throughout—creating a bright, clean, and truly move-in-ready space. An additional enclosed bonus area adds versatility to the home, making it perfect for a home office, hobby room, or a cozy retreat to relax and unwind. For added convenience, the home includes an in-unit washer and dryer. Located within a welcoming 55+ senior living community, residents enjoy access to a variety of amenities, including a clubhouse with a billiard table, a refreshing pool, on-site laundry facilities, and a designated dog area. Ample guest and resident parking is also available throughout the park. Combining comfort, convenience, and affordability, this home is an ideal opportunity to enjoy relaxed senior living in a peaceful neighborhood with scenic mountain views.

Key facts

• 2,704 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 1.9% in Santa Paula — 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 66/100 on livability (#331 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A-, commute B+; Watch: schools D, amenities F, cost of living F.
• Santa Paula Unified (town): math 26% / reading 35% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 130 active listings in the ZIP; 7 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; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 42% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Ventura County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $263,000
• List price: $189,000
• Delta: -28.14%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 W Santa Maria St #73	0.00mi	2/2.0	1,040 (-1%)	20mo	$237,000	$228	80
720 W Santa Maria St #80	0.09mi	2/2.0	960 (-8%)	0mo	$229,000	$239	79
720 W Santa Maria St #53	0.09mi	3/2.0 (+1)	1,056 (+1%)	12mo	$222,222	$210	78
720 W Santa Maria St #33	0.00mi	2/2.0	1,200 (+14%)	21mo	$197,000	$164	57
152 S Gibbs St #152	0.54mi	2/2.0	1,040 (-1%)	19mo	$208,000	$200	55
500 W Santa Maria St #85	0.24mi	2/2.0	1,152 (+10%)	19mo	$250,000	$217	55
33 Outer Dr #33	0.67mi	3/2.0 (+1)	960 (-8%)	4mo	$290,000	$302	44
975 W Telegraph Rd #24	0.75mi	2/2.0	1,152 (+10%)	9mo	$430,000	$373	39
975 W Telegraph Rd #50	0.75mi	2/2.0	1,152 (+10%)	14mo	$420,000	$365	35
975 W Telegraph Rd #103	0.75mi	2/2.0	1,152 (+10%)	20mo	$415,000	$360	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.53×
• Total profit: $28,070
• Equity at exit: $28,181

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $100,142
• Equity at exit: $16,341

Cash invested: $52,920 (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 93060

• Active inventory: 130
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $921

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 62%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Princeton St Santa Paula, CA	3.0	2.0	1197	$3,600	$3.01	2d	1	0.36mi
325 Princeton St Santa Paula, CA	3.0	2.0	1197	$3,600	$3.01	44d	1	0.36mi
129 Santa Anna St Unit B Santa Paula, CA	2.0	1.0	840	$2,250	$2.68	15d	1	0.81mi
200 W Main St Apt 7 Santa Paula, CA	2.0	1.0	900	$2,175	$2.42	19d	1	0.84mi
126 E Ventura St Unit F Santa Paula, CA	2.0	1.0	890	$2,350	$2.64	2d	1	0.88mi
180 Pleasant St Unit D Santa Paula, CA	2.0	1.0	980	$2,100	$2.14	44d	1	1.25mi
225 Brett Way Santa Paula, CA	2.0	1.0	800	$2,450	$3.06	2d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $189,000 Active 89 DOM
2. 2026-06-17
   days on market $189,000 Active 88 DOM
3. 2026-06-16
   days on market $189,000 Active 87 DOM
4. 2026-06-15
   days on market $189,000 Active 86 DOM
5. 2026-06-13
   days on market $189,000 Active 84 DOM
6. 2026-06-13
   days on market $189,000 Active 83 DOM
7. 2026-06-10
   days on market $189,000 Active 81 DOM
8. 2026-06-09
   days on market $189,000 Active 80 DOM
9. 2026-06-08
   days on market $189,000 Active 79 DOM
10. 2026-06-07
    days on market $189,000 Active 78 DOM
11. 2026-06-05
    pricedays on market $189,000 Active 75 DOM
12. 2026-06-03
    days on market $215,000 Active 74 DOM
13. 2026-06-02
    days on market $215,000 Active 73 DOM
14. 2026-06-01
    days on market $215,000 Active 72 DOM
15. 2026-05-31
    days on market $215,000 Active 71 DOM
16. 2026-04-01
    status Active 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to this charming and well-maintained mobile home nestled in the highly desirable city of Santa Paula, surrounded by beautiful mountain views. This inviting and affordable senior living opportunity offers 2 bedrooms and 1.5 bathrooms, with fresh interior paint and newer flooring throughout—creating a bright, clean, and truly move-in-ready space. An additional enclosed bonus area adds versatility to the home, making it perfect for a home office, hobby room, or a cozy retreat to relax and unwind. For added convenience, the home includes an in-unit washer and dryer. Located within a welcoming 55+ senior living community, residents enjoy access to a variety of amenities, including a clubhouse with a billiard table, a refreshing pool, on-site laundry facilities, and a designated dog area. Ample guest and resident parking is also available throughout the park. Combining comfort, convenience, and affordability, this home is an ideal opportunity to enjoy relaxed senior living in a peaceful neighborhood with scenic mountain views.

17. 2026-02-24
    status Pending Sale 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to this charming and well-maintained mobile home nestled in the highly desirable city of Santa Paula, surrounded by beautiful mountain views. This inviting and affordable senior living opportunity offers 2 bedrooms and 1.5 bathrooms, with fresh interior paint and newer flooring throughout—creating a bright, clean, and truly move-in-ready space. An additional enclosed bonus area adds versatility to the home, making it perfect for a home office, hobby room, or a cozy retreat to relax and unwind. For added convenience, the home includes an in-unit washer and dryer. Located within a welcoming 55+ senior living community, residents enjoy access to a variety of amenities, including a clubhouse with a billiard table, a refreshing pool, on-site laundry facilities, and a designated dog area. Ample guest and resident parking is also available throughout the park. Combining comfort, convenience, and affordability, this home is an ideal opportunity to enjoy relaxed senior living in a peaceful neighborhood with scenic mountain views.

18. 2026-02-21
    price $215,000 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to this charming and well-maintained mobile home nestled in the highly desirable city of Santa Paula, surrounded by beautiful mountain views. This inviting and affordable senior living opportunity offers 2 bedrooms and 1.5 bathrooms, with fresh interior paint and newer flooring throughout—creating a bright, clean, and truly move-in-ready space. An additional enclosed bonus area adds versatility to the home, making it perfect for a home office, hobby room, or a cozy retreat to relax and unwind. For added convenience, the home includes an in-unit washer and dryer. Located within a welcoming 55+ senior living community, residents enjoy access to a variety of amenities, including a clubhouse with a billiard table, a refreshing pool, on-site laundry facilities, and a designated dog area. Ample guest and resident parking is also available throughout the park. Combining comfort, convenience, and affordability, this home is an ideal opportunity to enjoy relaxed senior living in a peaceful neighborhood with scenic mountain views.

19. 2026-02-10
    listed $199,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to this charming and well-maintained mobile home nestled in the highly desirable city of Santa Paula, surrounded by beautiful mountain views. This inviting and affordable senior living opportunity offers 2 bedrooms and 1.5 bathrooms, with fresh interior paint and newer flooring throughout—creating a bright, clean, and truly move-in-ready space. An additional enclosed bonus area adds versatility to the home, making it perfect for a home office, hobby room, or a cozy retreat to relax and unwind. For added convenience, the home includes an in-unit washer and dryer. Located within a welcoming 55+ senior living community, residents enjoy access to a variety of amenities, including a clubhouse with a billiard table, a refreshing pool, on-site laundry facilities, and a designated dog area. Ample guest and resident parking is also available throughout the park. Combining comfort, convenience, and affordability, this home is an ideal opportunity to enjoy relaxed senior living in a peaceful neighborhood with scenic mountain views.

20. 2026-02-05
    historical $199,000 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to this charming and well-maintained mobile home nestled in the highly desirable city of Santa Paula, surrounded by beautiful mountain views. This inviting and affordable senior living opportunity offers 2 bedrooms and 1.5 bathrooms, with fresh interior paint and newer flooring throughout—creating a bright, clean, and truly move-in-ready space. An additional enclosed bonus area adds versatility to the home, making it perfect for a home office, hobby room, or a cozy retreat to relax and unwind. For added convenience, the home includes an in-unit washer and dryer. Located within a welcoming 55+ senior living community, residents enjoy access to a variety of amenities, including a clubhouse with a billiard table, a refreshing pool, on-site laundry facilities, and a designated dog area. Ample guest and resident parking is also available throughout the park. Combining comfort, convenience, and affordability, this home is an ideal opportunity to enjoy relaxed senior living in a peaceful neighborhood with scenic mountain views.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,829
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$5,498
• Taxable income: $8,551
• Est. tax owed @ 24.0%: −$2,052
• After-tax cash flow: $8,999/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 Paula Unified
• NCES district ID: 0601421
• Math proficiency: 26% ▲ 2.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $51,933
• Composite: 29.6/100
• National rank: #11750
• State rank: #1004 of 1400 in CA

Livability — Santa Paula

• Score: 66/100
• State rank: #331
• US rank: #11320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Paula, CA
• County: Ventura County · 829,955 people
• City population: 34,501
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 34,501
• Household income: $80,979
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1317.0

Population outlook (Ventura County) Hauer SSP2

• Today (2025): 895,754 people
• By 2030: 912,134 · +1.8%
• By 2040: 931,454 · +4.0%
• By 2050: 934,609 · +4.3%
• By 2075: 924,899 · +3.3%
• By 2100: 864,712 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% White 18% Two or more races 18% Black 1% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 31% · Canada
• Languages at home: 37% English-only · Spanish 61%

Political lean MEDSL · Ventura

• 2024 margin: D (+15.1) · D 56.1% · R 41.0% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: 12.3pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+21.1 2016: D+16.8 2012: D+5.3 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -942.94%
• Current HPI: 333.9105
• Rent YoY: —
• Metro: Oxnard-Thousand Oaks-Ventura, 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

+8.0% since first listed

5 events — show timeline

• 2026-04-01 Relisted — CRMLS
• 2026-02-24 Pending — CRMLS
• 2026-02-21 Price Changed $215,000 CRMLS
• 2026-02-10 Listed $199,000 CRMLS
• 2026-02-05 Coming Soon $199,000 CRMLS