6 Sunset Ter #6 · Half Moon Bay, CA 94019

$399,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 141 Days on market

Built 2001 Good condition $356/sqft · 8% below area Est $436k · 8% under

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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 +17.8/30.0
• ARV discount +11.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6 Sunset Terrace, a charming home in the highly desirable Canada Cove community of Half Moon Bay. Tucked away on a quiet street with quick access to coastal trails and the beach, this home is perfectly situated for those who want to enjoy the best of coastal living. Inside, you'll find an open floor plan with raised ceilings, a light-filled kitchen with skylight and breakfast bar, and a comfortable living and dining area, with NEW CARPET just installed. Plantation shutters throughout add a touch of elegance. The home offers a spacious primary suite, an additional bedroom and bath for guests, a and a laundry room. A welcoming front porch extends your living space outdoors, ideal for enjoying the fresh ocean air and afternoon sun. Canada Cove is a vibrant 55+ community with a clubhouse, seasonally heated pool, bocce ball court, fitness classes, and a full calendar of activities. With easy access to Highway 1, the Ritz-Carlton, the beach and miles of trails with gorgeous sunsets, this is an excellent opportunity to enjoy an affordable and relaxed coastal lifestyle.

Key facts

• Light filled kitchen
• Plantation shutters
• Beach access

Tags

• BEACH ACCESS
• LIGHT FILLED KITCHEN
• PLANTATION SHUTTERS
• WELCOMING FRONT PORCH
• SEASONALLY HEATED POOL
• BOCCE BALL COURT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (2.2% below list).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 1.4% in Half Moon Bay — 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 77/100 on livability (#78 in CA, #2,976 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, health & safety A+; Watch: schools C-, cost of living F.
• Cabrillo Unified (town): math 34% / reading 48% proficiency, ranked #498 of 1,400 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; high-income renter base; 1,019 units permitted in San Mateo County in 2024 (484 in 5+ unit buildings).
• This rent runs 30% of the median local income ($154k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• San Mateo County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $435,732
• List price: $399,000
• Delta: -8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Oceanview Ave #32	0.15mi	2/2.0	1,080 (-4%)	8mo	$410,000	$380	80
51 Sea Breeze Dr #51	0.05mi	2/2.0	1,080 (-4%)	16mo	$370,000	$343	79
120 Oceanview Ave #120	0.04mi	2/2.0	1,200 (+7%)	10mo	$375,000	$313	78
10 Sea Shell Cir #10	0.17mi	2/2.0	1,150 (+3%)	14mo	$415,000	$361	76
3 El Paseo #3	0.28mi	2/2.0	1,152 (+3%)	12mo	$440,000	$382	72
14 Sea Shell #14	0.14mi	2/2.0	1,040 (-7%)	14mo	$405,000	$389	70
23 Sea Breeze Dr #23	0.13mi	3/2.0 (+1)	1,240 (+11%)	3mo	$440,000	$355	69
7 Seashell Cir #7	0.15mi	2/1.0	980 (-12%)	4mo	$235,000	$240	64
22 Seascape Dr #22	0.34mi	3/2.0 (+1)	1,060 (-5%)	7mo	$420,000	$396	64
19 Canada Cove Ave #19	0.26mi	2/2.0	1,248 (+11%)	10mo	$307,500	$246	60
22 Canada Cove Ave #22	0.28mi	2/2.0	1,248 (+11%)	11mo	$345,000	$276	58
46 Seascape Dr #46	0.35mi	2/2.0	1,248 (+11%)	10mo	$440,000	$353	56

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-43,896
• Equity at exit: $59,492

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-11,330
• Equity at exit: $34,498

Cash invested: $111,720 (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 94019

• Active inventory: 76
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,902 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $325

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 87%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $399,000 Active 141 DOM
2. 2026-06-17
   days on market $399,000 Active 140 DOM
3. 2026-06-16
   days on market $399,000 Active 139 DOM
4. 2026-06-15
   days on market $399,000 Active 138 DOM
5. 2026-06-13
   days on market $399,000 Active 136 DOM
6. 2026-06-13
   days on market $399,000 Active 135 DOM
7. 2026-06-09
   days on market $399,000 Active 132 DOM
8. 2026-06-08
   days on market $399,000 Active 131 DOM
9. 2026-06-07
   days on market $399,000 Active 130 DOM
10. 2026-06-04
    days on market $399,000 Active 127 DOM
11. 2026-06-03
    days on market $399,000 Active 126 DOM
12. 2026-06-02
    days on market $399,000 Active 125 DOM
13. 2026-06-01
    days on market $399,000 Active 124 DOM
14. 2026-05-31
    days on market $399,000 Active 123 DOM
15. 2026-03-10
    price $409,000 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 6 Sunset Terrace, a charming home in the highly desirable Canada Cove community of Half Moon Bay. Tucked away on a quiet street with quick access to coastal trails and the beach, this home is perfectly situated for those who want to enjoy the best of coastal living. Inside, you'll find an open floor plan with raised ceilings, a light-filled kitchen with skylight and breakfast bar, and a comfortable living and dining area, with NEW CARPET just installed. Plantation shutters throughout add a touch of elegance. The home offers a spacious primary suite, an additional bedroom and bath for guests, a and a laundry room. A welcoming front porch extends your living space outdoors, ideal for enjoying the fresh ocean air and afternoon sun. Canada Cove is a vibrant 55+ community with a clubhouse, seasonally heated pool, bocce ball court, fitness classes, and a full calendar of activities. With easy access to Highway 1, the Ritz-Carlton, the beach and miles of trails with gorgeous sunsets, this is an excellent opportunity to enjoy an affordable and relaxed coastal lifestyle.

16. 2026-03-10
    price $409,000 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 6 Sunset Terrace, a charming home in the highly desirable Canada Cove community of Half Moon Bay. Tucked away on a quiet street with quick access to coastal trails and the beach, this home is perfectly situated for those who want to enjoy the best of coastal living. Inside, you'll find an open floor plan with raised ceilings, a light-filled kitchen with skylight and breakfast bar, and a comfortable living and dining area, with NEW CARPET just installed. Plantation shutters throughout add a touch of elegance. The home offers a spacious primary suite, an additional bedroom and bath for guests, a and a laundry room. A welcoming front porch extends your living space outdoors, ideal for enjoying the fresh ocean air and afternoon sun. Canada Cove is a vibrant 55+ community with a clubhouse, seasonally heated pool, bocce ball court, fitness classes, and a full calendar of activities. With easy access to Highway 1, the Ritz-Carlton, the beach and miles of trails with gorgeous sunsets, this is an excellent opportunity to enjoy an affordable and relaxed coastal lifestyle.

17. 2026-01-28
    listed $419,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 6 Sunset Terrace, a charming home in the highly desirable Canada Cove community of Half Moon Bay. Tucked away on a quiet street with quick access to coastal trails and the beach, this home is perfectly situated for those who want to enjoy the best of coastal living. Inside, you'll find an open floor plan with raised ceilings, a light-filled kitchen with skylight and breakfast bar, and a comfortable living and dining area, with NEW CARPET just installed. Plantation shutters throughout add a touch of elegance. The home offers a spacious primary suite, an additional bedroom and bath for guests, a and a laundry room. A welcoming front porch extends your living space outdoors, ideal for enjoying the fresh ocean air and afternoon sun. Canada Cove is a vibrant 55+ community with a clubhouse, seasonally heated pool, bocce ball court, fitness classes, and a full calendar of activities. With easy access to Highway 1, the Ritz-Carlton, the beach and miles of trails with gorgeous sunsets, this is an excellent opportunity to enjoy an affordable and relaxed coastal lifestyle.

18. 2026-01-28
    listed $419,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Welcome to 6 Sunset Terrace, a charming home in the highly desirable Canada Cove community of Half Moon Bay. Tucked away on a quiet street with quick access to coastal trails and the beach, this home is perfectly situated for those who want to enjoy the best of coastal living. Inside, you'll find an open floor plan with raised ceilings, a light-filled kitchen with skylight and breakfast bar, and a comfortable living and dining area, with NEW CARPET just installed. Plantation shutters throughout add a touch of elegance. The home offers a spacious primary suite, an additional bedroom and bath for guests, a and a laundry room. A welcoming front porch extends your living space outdoors, ideal for enjoying the fresh ocean air and afternoon sun. Canada Cove is a vibrant 55+ community with a clubhouse, seasonally heated pool, bocce ball court, fitness classes, and a full calendar of activities. With easy access to Highway 1, the Ritz-Carlton, the beach and miles of trails with gorgeous sunsets, this is an excellent opportunity to enjoy an affordable and relaxed coastal lifestyle.

19. 2025-12-21
    historical
20. 2025-11-18
    price
21. 2025-10-02
    listed Active
22. 2024-10-01
    soldstatus $410,000
23. 2024-10-01
    soldstatus $410,000 Sold
24. 2024-08-03
    status Pending (Do Not Show)
25. 2024-05-16
    price $419,000
26. 2024-04-25
    listed $419,000
27. 2024-04-25
    listed $429,000 Active
28. 2021-09-24
    soldstatus $389,900 Sold
29. 2021-08-19
    status Pending (Do Not Show)
30. 2021-07-18
    historical Contingent
31. 2021-07-18
    status Active
32. 2021-06-06
    historical
33. 2021-04-20
    price $389,900
34. 2021-04-09
    status Active
35. 2021-03-29
    historical
36. 2021-03-28
    listed $400,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥81°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,821
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,746
• − Management: −$3,746
• − Depreciation: −$11,607
• Taxable loss: −$2,607
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $4,526/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home in Half Moon Bay is in good condition with a good condition score of 75. It has a good curb appeal and is move-in ready with minor cosmetic updates needed to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet in living areas — Fresh carpet improves comfort and aesthetics
• Both Update kitchen appliances — Modern appliances increase appeal and functionality
• Both Paint interior walls and ceilings — Fresh paint enhances the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in living areas — Fresh carpet improves comfort and aesthetics ↑
• Both Update kitchen appliances — Modern appliances increase appeal and functionality ↑
• Both Paint interior walls and ceilings — Fresh paint enhances the home's appearance and value ↑

ⓘ 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: Cabrillo Unified
• NCES district ID: 0606780
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $105,943
• Composite: 43.02/100
• National rank: #6651
• State rank: #498 of 1400 in CA

Livability — Half Moon Bay

• Score: 77/100
• State rank: #78
• US rank: #2976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Half Moon Bay, CA
• County: San Mateo County · 733,415 people
• City population: 14,419
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 14,419
• Household income: $153,781
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 188.0

Population outlook (San Mateo County) Hauer SSP2

• Today (2025): 864,008 people
• By 2030: 910,523 · +5.4%
• By 2040: 997,285 · +15.4%
• By 2050: 1,071,189 · +24.0%
• By 2075: 1,197,206 · +38.6%
• By 2100: 1,192,523 · +38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Asian 4%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 5% Portuguese 4% Romanian 3%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 24% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · San Mateo

• 2024 margin: Solid D (+50.3) · D 73.5% · R 23.2% · Other 3.3%
• 2008→2024 swing: +1.6pp toward D · 2008: 48.7pp · 2024: 50.3pp
• All cycles: 2024: D+50.3 2020: D+57.7 2016: D+57.7 2012: D+44.8 2008: D+48.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -983.61%
• Current HPI: 299.1885
• Rent YoY: —
• Metro: San Francisco-Oakland-Berkeley, 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

+2.2% since first listed

22 events — show timeline

• 2026-03-10 Price Changed $409,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-10 Price Changed $409,000 MLSListings
• 2026-01-28 Listed $419,000 MLSListings
• 2026-01-28 Listed $419,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-21 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-18 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-02 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-01 Sold (MLS) $410,000 MLSListings
• 2024-10-01 Sold (MLS) $410,000 San Francisco MLS
• 2024-08-03 Pending — MLSListings
• 2024-05-16 Price Changed $419,000 MLSListings
• 2024-04-25 Listed $429,000 MLSListings
• 2024-04-25 Listed $419,000 San Francisco MLS
• 2021-09-24 Sold (MLS) $389,900 MLSListings
• 2021-08-19 Pending — MLSListings
• 2021-07-18 Contingent — MLSListings
• 2021-07-18 Relisted — MLSListings
• 2021-06-06 Listing Removed — MLSListings
• 2021-04-20 Price Changed $389,900 MLSListings
• 2021-04-09 Relisted — MLSListings
• 2021-03-29 Listing Removed — MLSListings
• 2021-03-28 Listed $400,000 MLSListings