6180 Via Real #69 · Carpinteria, CA 93013

$380,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 81 Days on market

Built 1976 1,347 sqft lot $317/sqft · 18% below area Est $462k · 18% under ↓ 18% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Coastal Mobile Home in One of Carpinteria's Best Park Locations. Discover a rare opportunity to own an older but wonderfully maintained mobile home in one of Carpinteria's most desirable park settings in Vista De Santa Barbara Park. Tucked at the end of a quiet cul-de-sac, this home offers exceptional privacy, no through traffic, and a peaceful atmosphere that's hard to find. A Nature Lover's Retreat Surrounded by mature trees, exotic plants, and nestled right beside beautiful avocado trees, the property feels like a private garden sanctuary. The large garden area provides ample space for planting, relaxing, or simply enjoying the lush greenery that frames the home. Unbeatable Location, Just minutes from Carpinteria's beaches, charming downtown, and convenient access to Highway 101, this home blends tranquility with accessibility. Whether you're heading to the sand, exploring local shops, or commuting, everything is within easy reach.

Key facts

• Quiet cul-de-sac
• Convenient access
• Unbeatable location

Tags

• QUIET CUL-DE-SAC
• PRIVATE GARDEN SANCTUARY
• LARGE GARDEN AREA
• UNBEATABLE LOCATION
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $380k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $380k).
• Recommended offer: $357k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.1% in Carpinteria — 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 68/100 on livability (#283 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime B+; Watch: schools D+, amenities F, cost of living F.
• Carpinteria Unified (suburban): math 27% / reading 43% proficiency, ranked #255 of 517 in CA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+15.2%/yr); 75 active listings in the ZIP; high-income renter base; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• At $4,766/mo this rent would consume 52% of the median local household income ($110k/yr) (locally 718% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 + 8.0% rent growth), your $106k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $461,931
• List price: $380,000
• Delta: -17.74%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $36,232
• Equity at exit: $56,659

10-year hold

• IRR: 21.4%
• Equity multiple: 3.25×
• Total profit: $239,899
• Equity at exit: $32,855

Cash invested: $106,400 (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 93013

• Rents YoY: 15.2%
• Active inventory: 75
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,766 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $1,139

Break-even live

Break-even rent $3,324

Max offer price $380,000

Occupancy floor 71%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $380,000 Pending 81 DOM
2. 2026-06-01
   days on market $380,000 Backup Offers Accepted 81 DOM
3. 2026-05-31
   days on market $380,000 Backup Offers Accepted 80 DOM
4. 2026-04-28
   price $380,000 958-char remark

   Show marketing remark (958 chars)

   Charming Coastal Mobile Home in One of Carpinteria's Best Park Locations. Discover a rare opportunity to own an older but wonderfully maintained mobile home in one of Carpinteria's most desirable park settings in Vista De Santa Barbara Park. Tucked at the end of a quiet cul-de-sac, this home offers exceptional privacy, no through traffic, and a peaceful atmosphere that's hard to find. A Nature Lover's Retreat Surrounded by mature trees, exotic plants, and nestled right beside beautiful avocado trees, the property feels like a private garden sanctuary. The large garden area provides ample space for planting, relaxing, or simply enjoying the lush greenery that frames the home. Unbeatable Location, Just minutes from Carpinteria's beaches, charming downtown, and convenient access to Highway 101, this home blends tranquility with accessibility. Whether you're heading to the sand, exploring local shops, or commuting, everything is within easy reach.

5. 2026-04-10
   price $420,000 958-char remark

   Show marketing remark (958 chars)

   Charming Coastal Mobile Home in One of Carpinteria's Best Park Locations. Discover a rare opportunity to own an older but wonderfully maintained mobile home in one of Carpinteria's most desirable park settings in Vista De Santa Barbara Park. Tucked at the end of a quiet cul-de-sac, this home offers exceptional privacy, no through traffic, and a peaceful atmosphere that's hard to find. A Nature Lover's Retreat Surrounded by mature trees, exotic plants, and nestled right beside beautiful avocado trees, the property feels like a private garden sanctuary. The large garden area provides ample space for planting, relaxing, or simply enjoying the lush greenery that frames the home. Unbeatable Location, Just minutes from Carpinteria's beaches, charming downtown, and convenient access to Highway 101, this home blends tranquility with accessibility. Whether you're heading to the sand, exploring local shops, or commuting, everything is within easy reach.

6. 2026-03-11
   listed $465,000 Active 958-char remark

   Show marketing remark (958 chars)

   Charming Coastal Mobile Home in One of Carpinteria's Best Park Locations. Discover a rare opportunity to own an older but wonderfully maintained mobile home in one of Carpinteria's most desirable park settings in Vista De Santa Barbara Park. Tucked at the end of a quiet cul-de-sac, this home offers exceptional privacy, no through traffic, and a peaceful atmosphere that's hard to find. A Nature Lover's Retreat Surrounded by mature trees, exotic plants, and nestled right beside beautiful avocado trees, the property feels like a private garden sanctuary. The large garden area provides ample space for planting, relaxing, or simply enjoying the lush greenery that frames the home. Unbeatable Location, Just minutes from Carpinteria's beaches, charming downtown, and convenient access to Highway 101, this home blends tranquility with accessibility. Whether you're heading to the sand, exploring local shops, or commuting, everything is within easy reach.

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥84°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,193
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,575
• − Management: −$4,575
• − Depreciation: −$11,055
• Taxable income: $8,101
• Est. tax owed @ 24.0%: −$1,944
• After-tax cash flow: $11,725/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: Carpinteria Unified
• NCES district ID: 0607560
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $70,780
• Composite: 32.27/100
• National rank: #5758
• State rank: #255 of 517 in CA

Livability — Carpinteria

• Score: 68/100
• State rank: #283
• US rank: #9548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carpinteria, CA
• County: Santa Barbara County · 410,380 people
• City population: 16,317
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 16,317
• Household income: $110,359
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 718.0

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 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 41% Two or more races 17% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 66% English-only · Spanish 29% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -1390.66%
• Current HPI: 345.0001
• Rent YoY: ▲ 15.23%
• 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

-18.3% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $380,000 TheMLS
• 2026-04-10 Price Changed $420,000 TheMLS
• 2026-03-11 Listed $465,000 TheMLS