2205 Vista Promesa · Santa Maria, CA 93458

$279,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 214 Days on market

Built 1998 1,783 sqft lot Est $206k · 35% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• 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

Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

Key facts

• Walk-in closet
• Private backyard
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE BACKYARD
• HEATED POOL AND SPA

Property features AI

Finance

• Other: Located in Rancho Buena Vista park
• Financial info: Monthly land lease of $1,073 (park-managed)
• HOA & community: Senior community; Street lighting in the neighborhood; Land lease through the park

Exterior

• Parking: Attached 2-car garage; Two total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (Majestic IV model); Mobile home remains on site; Mobile dimensions approximately 24 by 60 feet
• Construction: Year built per public records
• Exterior features: Association pool; Front yard; Back yard

Interior

• Kitchen: Gas range (appliances included)
• Bathrooms: Two full bathrooms
• Interior features: Side entry; Entry level is on the first floor
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+2.3%/yr); 54 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $2,948/mo this rent would consume 47% of the median local household income ($75k/yr) (locally 2583% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.
• Current owner paid $220k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $245,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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. 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. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W Taylor St #406	0.27mi	3/2.0	1,416 (-2%)	3mo	$315,000	$222	82
934 Vista Montana	0.17mi	3/2.0	1,536 (+7%)	1mo	$233,000	$152	80
2121 NW Via Visalia St	0.15mi	3/2.0	1,536 (+7%)	3mo	$315,000	$205	80
820 Vista Del Rio	0.17mi	3/2.0	1,536 (+7%)	4mo	$249,900	$163	77
2148 Avenida Redondo	0.19mi	3/2.0	1,536 (+7%)	6mo	$275,000	$179	75
519 W Taylor St #365	0.36mi	2/2.0 (-1)	1,440 (0%)	10mo	$120,000	$83	70
519 W Taylor #125	0.46mi	2/2.0 (-1)	1,440 (0%)	5mo	$172,000	$119	70
519 W Taylor St #232	0.37mi	2/2.0 (-1)	1,440 (0%)	10mo	$140,000	$97	70
519 W Taylor St #374	0.37mi	3/2.0	1,344 (-7%)	7mo	$170,000	$126	66
519 W Taylor St #26	0.49mi	3/2.0	1,330 (-8%)	3mo	$190,000	$143	62
519 W 519 W. Taylor St #141	0.50mi	2/2.0 (-1)	1,344 (-7%)	7mo	$95,000	$71	55
519 W Taylor St #371	0.40mi	2/2.0 (-1)	1,620 (+12%)	6mo	$130,000	$80	51

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-21,689
• Equity at exit: $41,600

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,916
• Equity at exit: $24,123

Cash invested: $78,120 (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 93458

• Rents YoY: 2.3%
• Active inventory: 54
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,948 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $401

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 81%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2351 Lexington Ave Santa Maria, CA	4.0	2.0	1300	$3,295	$2.53	21d	1	0.47mi
116 E Orchard St Santa Maria, CA	2.0	1.0	1004	$2,850	$2.84	21d	1	1.29mi
715 W Alvin Ave Unit B Santa Maria, CA	2.0	1.5	1000	$2,495	$2.50	14d	1	1.40mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	14d	1	1.41mi

Listing history 14 events

1. 2026-06-18
   days on market $279,000 Active 214 DOM
2. 2026-06-17
   days on market $279,000 Active 213 DOM
3. 2026-06-16
   days on market $279,000 Active 212 DOM
4. 2026-06-15
   statusdays on market $279,000 Active 211 DOM
5. 2026-04-30
   price $279,000

   Show marketing remark (1031 chars)

   Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

6. 2026-04-30
   status Active 1031-char remark

   Show marketing remark (1031 chars)

   Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

7. 2026-04-30
   price $279,000 1031-char remark

   Show marketing remark (1031 chars)

   Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

8. 2026-04-24
   historical 1031-char remark

   Show marketing remark (1031 chars)

   Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

9. 2026-02-07
   status Active 1031-char remark

   Show marketing remark (1031 chars)

   Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

10. 2026-01-28
    historical 1031-char remark

    Show marketing remark (1031 chars)

    Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

11. 2025-10-29
    listed $289,000 Active
12. 2025-10-26
    listed $289,000 Active 1031-char remark

    Show marketing remark (1031 chars)

    Welcome to Rancho Buena Vista! Nestled on California's beautiful Central Coast in one of the area's most desirable 55+ gated communities, this bright and spacious 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable living. Enjoy a light-filled split floor plan with the primary suite privately situated at one end—featuring a walk-in closet and generous bath—and two guest bedrooms and a second bath on the other. Highlights include high ceilings, wooden shutters throughout, and a convenient breakfast bar in the kitchen. The indoor laundry room offers ample storage, countertop space, and direct garage access. Outside, you'll love the low-maintenance yard, private backyard with no rear neighbors, and a custom-built wooden storage shed. Rancho Buena Vista residents enjoy resort-style amenities including a newly renovated clubhouse with library, card and billiards rooms, a heated pool and spa, and a 9-hole pitch-and-putt golf course. Space rent is $1,073/month. Move right in and start living the good life!

13. 2006-01-04
    soldstatus $219,900 292-char remark

    Show marketing remark (292 chars)

    Beautiful 1998 Manufactured home in desireable Rancho Buena Vista Estates, Private Gated Community. 3 Bedroom 2 Bath, 1440 sq. ft. Cathedral Ceilings, Drywall, Rounded Corners, Large kitchen with lots of cupboards, Shutters in front bedrooms & dining area,Walk in closet in master bedroom

14. 2005-09-18
    listed $219,900 292-char remark

    Show marketing remark (292 chars)

    Beautiful 1998 Manufactured home in desireable Rancho Buena Vista Estates, Private Gated Community. 3 Bedroom 2 Bath, 1440 sq. ft. Cathedral Ceilings, Drywall, Rounded Corners, Large kitchen with lots of cupboards, Shutters in front bedrooms & dining area,Walk in closet in master bedroom

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $35,371
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,830
• − Management: −$2,830
• − Depreciation: −$8,116
• Taxable income: $387
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $4,713/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): 59,148
• Household income: $75,257
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2583.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 41% White 8% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 21% English-only · Spanish 72% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -422.91%
• Current HPI: 347.9281
• Rent YoY: ▲ 2.31%
• 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

+26.9% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $279,000 CRMLS
• 2026-04-30 Relisted — NSBCRMLS
• 2026-04-30 Price Changed $279,000 NSBCRMLS
• 2026-04-24 Listing Removed — NSBCRMLS
• 2026-02-07 Relisted — NSBCRMLS
• 2026-01-28 Listing Removed — NSBCRMLS
• 2025-10-29 Listed $289,000 CRMLS
• 2025-10-26 Listed $289,000 NSBCRMLS
• 2006-01-04 Sold (MLS) $219,900 NSBCRMLS
• 2005-09-18 Listed $219,900 NSBCRMLS

Property tax history

-1.0%/yr

Latest (2025): $453 · +4.9% YoY. Source: county tax records.