13720 Monte Bello #105 · Prunedale, CA 95012

$175,000

2 bd · 2.0 ba · 1,160 sqft · Manufactured · 66 Days on market

Built 1999 $151/sqft · at area comps Est $176k · at est.

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +7.6/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in Ready. This home is waiting for its new owner to put their own touches on it; it offers a fantastic opportunity for comfortable, affordable living. Both bathrooms have been remodeled, freshly painted, and have an indoor laundry area. Enjoy the skylight in the kitchen. This home is ideally located near Monterey - known for its beautiful coastline, aquarium, and tourism attractions, Marina - A growing coastal community with beaches and shopping centers.

Key facts

• Indoor laundry area
• Skylight in kitchen
• Remodeled bathrooms

Tags

• REMODELED BATHROOMS
• INDOOR LAUNDRY AREA
• SKYLIGHT IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $16 ($189/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 $155k (11.4% below list).
• Recommended offer: $155k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.3% in Prunedale — 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 56/100 on livability (#780 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B+; Watch: crime C-, amenities F, commute F.
• North Monterey County Unified (suburban): math 20% / reading 34% proficiency, ranked #1,055 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $175k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $155,078 (11.4% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 11% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $175,514
• List price: $175,000
• Delta: -0.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13607 Monte Del Sol #127	0.08mi	2/2.0	1,183 (+2%)	7mo	$171,000	$145	87
13338 Brisa Del Mar #286	0.15mi	3/2.0 (+1)	1,152 (-1%)	17mo	$232,000	$201	73
13364 Brisa Del Mar #299	0.00mi	3/2.0 (+1)	1,250 (+8%)	14mo	$235,000	$188	71
14018 Orilla Del Agua #271	0.16mi	3/2.0 (+1)	1,078 (-7%)	23mo	$245,000	$227	56
13208 Cielo Azul #241	0.14mi	3/2.0 (+1)	1,324 (+14%)	14mo	$245,000	$185	53

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-27,332
• Equity at exit: $26,093

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-22,415
• Equity at exit: $15,131

Cash invested: $49,000 (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 95012

• Active inventory: 12
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $16

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 66 DOM
2. 2026-06-17
   days on market $175,000 Active 65 DOM
3. 2026-06-16
   days on market $175,000 Active 64 DOM
4. 2026-06-15
   days on market $175,000 Active 63 DOM
5. 2026-06-14
   days on market $175,000 Active 61 DOM
6. 2026-06-13
   days on market $175,000 Active 60 DOM
7. 2026-06-10
   days on market $175,000 Active 58 DOM
8. 2026-06-09
   days on market $175,000 Active 57 DOM
9. 2026-06-08
   days on market $175,000 Active 56 DOM
10. 2026-06-07
    days on market $175,000 Active 55 DOM
11. 2026-06-05
    days on market $175,000 Active 52 DOM
12. 2026-06-03
    days on market $175,000 Active 51 DOM
13. 2026-06-03
    price $175,000 Active 50 DOM
14. 2026-06-02
    days on market $185,000 Active 50 DOM
15. 2026-06-01
    days on market $185,000 Active 49 DOM
16. 2026-05-31
    days on market $185,000 Active 48 DOM
17. 2026-05-30
    days on market $185,000 Active 47 DOM
18. 2026-04-13
    listed $185,000 Active 463-char remark

    Show marketing remark (463 chars)

    Move-in Ready. This home is waiting for its new owner to put their own touches on it; it offers a fantastic opportunity for comfortable, affordable living. Both bathrooms have been remodeled, freshly painted, and have an indoor laundry area. Enjoy the skylight in the kitchen. This home is ideally located near Monterey - known for its beautiful coastline, aquarium, and tourism attractions, Marina - A growing coastal community with beaches and shopping centers.

19. 2026-04-13
    listed $185,000 Active 463-char remark

    Show marketing remark (463 chars)

    Move-in Ready. This home is waiting for its new owner to put their own touches on it; it offers a fantastic opportunity for comfortable, affordable living. Both bathrooms have been remodeled, freshly painted, and have an indoor laundry area. Enjoy the skylight in the kitchen. This home is ideally located near Monterey - known for its beautiful coastline, aquarium, and tourism attractions, Marina - A growing coastal community with beaches and shopping centers.

20. 2017-07-30
    soldstatus $72,000 Sold 540-char remark

    Show marketing remark (540 chars)

    Welcome to your garden oasis ! This well loved home is available ! private decking and hot tub with a water fall and private area to BBQ or entertain ~ the larger deck is covered and could be used year round as your dining room al fresco . Perfect size for a couple or young family 2 bedroom 2 bath, separated by the living space, large updated kitchen and dining room, good size bedrooms, master w/ walk in, and tubs in both baths + a fireplace in the cozy living room This one is a Must See to believe , the pictures don't do it justice

21. 2017-07-13
    status Pending (Do Not Show) 540-char remark

    Show marketing remark (540 chars)

    Welcome to your garden oasis ! This well loved home is available ! private decking and hot tub with a water fall and private area to BBQ or entertain ~ the larger deck is covered and could be used year round as your dining room al fresco . Perfect size for a couple or young family 2 bedroom 2 bath, separated by the living space, large updated kitchen and dining room, good size bedrooms, master w/ walk in, and tubs in both baths + a fireplace in the cozy living room This one is a Must See to believe , the pictures don't do it justice

22. 2017-06-27
    historical Contingent 540-char remark

    Show marketing remark (540 chars)

    Welcome to your garden oasis ! This well loved home is available ! private decking and hot tub with a water fall and private area to BBQ or entertain ~ the larger deck is covered and could be used year round as your dining room al fresco . Perfect size for a couple or young family 2 bedroom 2 bath, separated by the living space, large updated kitchen and dining room, good size bedrooms, master w/ walk in, and tubs in both baths + a fireplace in the cozy living room This one is a Must See to believe , the pictures don't do it justice

23. 2017-06-16
    listed $69,500 Active 540-char remark

    Show marketing remark (540 chars)

    Welcome to your garden oasis ! This well loved home is available ! private decking and hot tub with a water fall and private area to BBQ or entertain ~ the larger deck is covered and could be used year round as your dining room al fresco . Perfect size for a couple or young family 2 bedroom 2 bath, separated by the living space, large updated kitchen and dining room, good size bedrooms, master w/ walk in, and tubs in both baths + a fireplace in the cozy living room This one is a Must See to believe , the pictures don't do it justice

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥79°F today · 15 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: $18,609
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,091
• Taxable loss: −$2,762
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $852/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: North Monterey County Unified
• NCES district ID: 0627590
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 34% ▲ 4.00%
• Median HH income: $66,789
• Composite: 28.25/100
• National rank: #12165
• State rank: #1055 of 1400 in CA

Livability — Prunedale

• Score: 56/100
• State rank: #780
• US rank: #22467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prunedale, CA
• City population: 24,922
• Population (ZIP): 11,147

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 12% White 7% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 32% · Canada
• Languages at home: 25% English-only · Spanish 75%

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: ▼ -258.63%
• Current HPI: 251.1028
• Rent YoY: —
• Metro: —
• 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

+166.2% since first listed

6 events — show timeline

• 2026-04-13 Listed $185,000 MLSListings
• 2026-04-13 Listed $185,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-07-30 Sold (MLS) $72,000 MLSListings
• 2017-07-13 Pending — MLSListings
• 2017-06-27 Contingent — MLSListings
• 2017-06-16 Listed $69,500 MLSListings

Property tax history

-1.6%/yr

Latest (2025): $345 · +0.3% YoY. Source: county tax records.