1400 Via Hielo · Santa Maria, CA 93454

$220,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 71 Days on market

Built 1983 Est $165k · 33% over

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Why this score? — see what drove the C 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coastal Living Awaits | Updated 55+ Retreat at 1400 Via Hielo Welcome to your turnkey sanctuary in the heart of the Central Coast. This beautifully reimagined residence, located in one of Santa Maria's premier 55+ communities, offers the perfect blend of modern comfort and effortless living. If you've been dreaming of a lifestyle defined by mild Pacific breezes and a vibrant social atmosphere, this is the one. Modern Comforts & Designer Updates Forget the stress of renovations. This home has been meticulously updated throughout with a light, airy aesthetic. Enjoy contemporary flooring, a refreshed kitchen, and updated bathrooms that provide the luxury of a modern condo with the privacy of a detached home. Every corner reflects true pride of ownership. A Private Outdoor Oasis Rarely do you find a manufactured home with such a pristine, manicured yard. The lush, professionally maintained landscaping creates a tranquil backdrop for your morning coffee or alfresco dining on the patio. It is the perfect low-maintenance space to soak in Santa Maria's famous year-round temperate climate. Resort-Style Amenities Living here is about more than just a home; it's about community. Residents enjoy a wealth of amenities, including: Clubhouse: A social hub hosting regular events and gatherings. Pool & Spa: Relax and rejuvenate just steps from your front door. The Best of the Central Coast You are minutes away from world-class wineries, championship golf, and the stunning California coastline. Experience the retirement you've worked so hard for. Note: Residency is subject to park management approval.

Key facts

• 2 garage spots
• Community pool
• Built 1983

Property features AI

Finance

• Other: Access via city streets and private road
• HOA & community: Senior community; Park: Casa Del Rio Mobile Estates; Suburban neighborhood; Manager approval required; Land lease ($1,219.63 monthly, seller-provided amount)

Exterior

• Parking: Attached front-entry garage with garage door opener; Concrete driveway; Direct garage access; 2 parking spaces
• Utilities: Public sewer; District/public water
• Home design: Mobile home (24' x 64'); Double-wide body type; Single-story; Mobile home remains
• Construction: Year built per public records; Model: sm 87 a 7
• Exterior features: Patio; Community pool (fenced); Landscaped yard and garden; Back yard

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: One-level home; Side entry; In-ground community spa; Enclosed patio
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+3.3%/yr); 82 active listings in the ZIP; 3 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; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 39% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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 + 3.3% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago 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.

Risks & watch-outs

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

Recommended offer $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 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?
5. 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?
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: 1.20% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $165,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620 Via Ynez	0.03mi	3/2.0 (+1)	1,488 (0%)	1mo	$165,000	$111	93
1403 Via Asueto	0.15mi	2/2.0	1,440 (-3%)	2mo	$210,000	$146	86
1602 Via Tropico	0.20mi	3/2.0 (+1)	1,512 (+2%)	0mo	$320,000	$212	83
1127 Via Estio	0.17mi	2/2.0	1,536 (+3%)	7mo	$152,000	$99	81
1651 Via Quantico	0.15mi	3/2.0 (+1)	1,521 (+2%)	4mo	$200,000	$131	81
1627 Via Sabroso	0.08mi	2/2.0	1,440 (-3%)	12mo	$60,000	$42	80
1201 Via Gusto	0.12mi	3/2.0 (+1)	1,536 (+3%)	10mo	$165,000	$107	76
1127 Via Contento	0.22mi	2/2.0	1,392 (-6%)	6mo	$115,000	$83	74
1608 Via Quantico	0.28mi	3/2.0 (+1)	1,536 (+3%)	4mo	$115,000	$75	73
1632 Via Undoso	0.02mi	2/2.0	1,320 (-11%)	8mo	$149,000	$113	73
1617 Via Rico	0.16mi	3/2.0 (+1)	1,568 (+5%)	11mo	$174,000	$111	69
1608 Via Undoso	0.14mi	2/2.0	1,284 (-14%)	17mo	$134,000	$104	57

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $7,637
• Equity at exit: $32,803

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $64,297
• Equity at exit: $19,022

Cash invested: $61,600 (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 93454

• Rents YoY: 3.3%
• Active inventory: 82
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,645 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $669

Break-even live

Break-even rent $1,798

Max offer price $220,000

Occupancy floor 70%

Sensitivity live

Price	-10% $794	-5% $731	+0% $669	+5% $607	+10% $545
Rent	-10% $460	-5% $565	+0% $669	+5% $774	+10% $878
Rate	-1.0pp $780	-0.5pp $725	base $669	+0.5pp $612	+1.0pp $554

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 N Suey Rd Santa Maria, CA	2.0	2.0	1296	$2,500	$1.93	15d	1	0.29mi
914 E El Camino St Santa Maria, CA	3.0	2.0	1441	$3,400	$2.36	22d	1	1.11mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	15d	1	1.33mi

Listing history 26 events

1. 2026-06-21
   days on market $220,000 Active 71 DOM
2. 2026-06-18
   days on market $220,000 Active 68 DOM
3. 2026-06-17
   days on market $220,000 Active 67 DOM
4. 2026-06-16
   days on market $220,000 Active 66 DOM
5. 2026-06-15
   days on market $220,000 Active 65 DOM
6. 2026-06-14
   days on market $220,000 Active 63 DOM
7. 2026-06-13
   pricedays on market $220,000 Active 62 DOM
8. 2026-06-10
   days on market $225,000 Active 60 DOM
9. 2026-06-09
   days on market $225,000 Active 59 DOM
10. 2026-06-08
    days on market $225,000 Active 58 DOM
11. 2026-06-07
    days on market $225,000 Active 57 DOM
12. 2026-06-05
    days on market $225,000 Active 54 DOM
13. 2026-06-03
    days on market $225,000 Active 53 DOM
14. 2026-06-02
    days on market $225,000 Active 52 DOM
15. 2026-06-01
    days on market $225,000 Active 51 DOM
16. 2026-05-31
    days on market $225,000 Active 50 DOM
17. 2026-05-30
    days on market $225,000 Active 49 DOM
18. 2026-04-11
    listed $225,000 Active

    Show marketing remark (1646 chars)

    Coastal Living Awaits | Updated 55+ Retreat at 1400 Via Hielo Welcome to your turnkey sanctuary in the heart of the Central Coast. This beautifully reimagined residence, located in one of Santa Maria's premier 55+ communities, offers the perfect blend of modern comfort and effortless living. If you've been dreaming of a lifestyle defined by mild Pacific breezes and a vibrant social atmosphere, this is the one. Modern Comforts & Designer Updates Forget the stress of renovations. This home has been meticulously updated throughout with a light, airy aesthetic. Enjoy contemporary flooring, a refreshed kitchen, and updated bathrooms that provide the luxury of a modern condo with the privacy of a detached home. Every corner reflects true pride of ownership. A Private Outdoor Oasis Rarely do you find a manufactured home with such a pristine, manicured yard. The lush, professionally maintained landscaping creates a tranquil backdrop for your morning coffee or alfresco dining on the patio. It is the perfect low-maintenance space to soak in Santa Maria's famous year-round temperate climate. Resort-Style Amenities Living here is about more than just a home; it's about community. Residents enjoy a wealth of amenities, including: Clubhouse: A social hub hosting regular events and gatherings. Pool & Spa: Relax and rejuvenate just steps from your front door. The Best of the Central Coast You are minutes away from world-class wineries, championship golf, and the stunning California coastline. Experience the retirement you've worked so hard for. Note: Residency is subject to park management approval.

19. 2026-04-11
    listed $225,000 Active 1646-char remark

    Show marketing remark (1646 chars)

    Coastal Living Awaits | Updated 55+ Retreat at 1400 Via Hielo Welcome to your turnkey sanctuary in the heart of the Central Coast. This beautifully reimagined residence, located in one of Santa Maria's premier 55+ communities, offers the perfect blend of modern comfort and effortless living. If you've been dreaming of a lifestyle defined by mild Pacific breezes and a vibrant social atmosphere, this is the one. Modern Comforts & Designer Updates Forget the stress of renovations. This home has been meticulously updated throughout with a light, airy aesthetic. Enjoy contemporary flooring, a refreshed kitchen, and updated bathrooms that provide the luxury of a modern condo with the privacy of a detached home. Every corner reflects true pride of ownership. A Private Outdoor Oasis Rarely do you find a manufactured home with such a pristine, manicured yard. The lush, professionally maintained landscaping creates a tranquil backdrop for your morning coffee or alfresco dining on the patio. It is the perfect low-maintenance space to soak in Santa Maria's famous year-round temperate climate. Resort-Style Amenities Living here is about more than just a home; it's about community. Residents enjoy a wealth of amenities, including: Clubhouse: A social hub hosting regular events and gatherings. Pool & Spa: Relax and rejuvenate just steps from your front door. The Best of the Central Coast You are minutes away from world-class wineries, championship golf, and the stunning California coastline. Experience the retirement you've worked so hard for. Note: Residency is subject to park management approval.

20. 2022-10-18
    soldstatus $40,000,000
21. 2017-04-07
    historical
22. 2007-09-18
    soldstatus $85,000
23. 2007-02-20
    listed $128,000
24. 2007-02-20
    listed $128,000
25. 2004-04-02
    soldstatus $136,500
26. 2004-02-15
    listed $136,500

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,745
• − Mortgage interest: −$12,323
• − Property taxes: −$2,105
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$6,400
• Taxable income: $4,737
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $6,892/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): 41,896
• Household income: $81,522
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1893.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 37% White 20% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 43% English-only · Spanish 52% Tagalog/Filipino 1%

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: ▼ -543.97%
• Current HPI: 313.0849
• Rent YoY: ▲ 3.26%
• 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

+64.8% since first listed

9 events — show timeline

• 2026-04-11 Listed $225,000 NSBCRMLS
• 2026-04-11 Listed $225,000 CRMLS
• 2022-10-18 Sold (Public Records) $40,000,000 Public Records
• 2017-04-07 Listing Removed — NSBCRMLS
• 2007-09-18 Sold (MLS) $85,000 NSBCRMLS
• 2007-02-20 Listed $128,000 NSBCRMLS
• 2007-02-20 Listed $128,000 NSBCRMLS
• 2004-04-02 Sold (MLS) $136,500 NSBCRMLS
• 2004-02-15 Listed $136,500 NSBCRMLS

Property tax history

+18.8%/yr

Latest (2025): $2,105 · +5.1% YoY. Source: county tax records.