934 Vista Montana · Santa Maria, CA 93458

$259,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 34 Days on market

Manufactured home Built 1997 1,742 sqft lot Est $213k · 22% over

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Why this score? — see what drove the F 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is in an active senior (55+)gated community. Move-in ready 3Bd/2Bth; master suite has walk-in closet; kitchen has lots of storage; back yard includes fountain in very tranquil setting. Come join the fun with an active clubhouse, swimming, golf, RV parking and much more.

Key facts

• Bonus room
• Ample cabinet space
• Ensuite bathroom

Tags

• LIGHT FILLED OPEN FLOOR PLAN
• AMPLE CABINET SPACE
• BREAKFAST BAR
• BONUS ROOM
• ENSUITE BATHROOM
• LARGE WARDROBE CLOSET

Property features AI

Finance

• Other: Property located at 934 Vista Montana, Santa Maria, CA; Directions: Railroad to Rancho Buena Vista entry
• HOA & community: Age-restricted community; Land lease approximately $1,160

Exterior

• Parking: Attached 2-car garage
• Utilities: Has heating; Has cooling
• Home design: Manufactured home; Model: Majestic; Make: Hallmark; Dimensions approximately 64' x 24'
• Construction: Manufactured construction
• Exterior features: Rolled composition roof; Pillar/post/pier foundation; Lot approximately 0.04 acres

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Living room fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $40 ($481/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 $199k (23.2% below list).
• Recommended offer: $199k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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.
• Zoned schools: Ontiveros (Juan Pacifico) Elementary (834 students, 82% FRL); Kunst (Tommie) Junior High (1,030 students, 61% FRL); Pioneer Valley High (3,220 students, 74% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 56 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% of the median local income ($75k/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 $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 34 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $155k; list at $259k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $198,936 (23.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $212,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Vista Montana	0.00mi	3/2.0 (+1)	1,536 (+3%)	1mo	$233,000	$152	89
2121 NW Via Visalia St	0.06mi	3/2.0 (+1)	1,536 (+3%)	3mo	$315,000	$205	85
2148 Avenida Redondo	0.19mi	3/2.0 (+1)	1,536 (+3%)	6mo	$275,000	$179	76
820 Vista Del Rio	0.25mi	3/2.0 (+1)	1,536 (+3%)	4mo	$249,900	$163	74
519 W Taylor #125	0.36mi	2/2.0	1,440 (-3%)	5mo	$172,000	$119	74
519 W Taylor St #365	0.28mi	2/2.0	1,440 (-3%)	10mo	$120,000	$83	73
519 W Taylor St #406	0.32mi	3/2.0 (+1)	1,416 (-5%)	3mo	$315,000	$222	70
519 W Taylor St #232	0.37mi	2/2.0	1,440 (-3%)	10mo	$140,000	$97	69
519 W Taylor St #371	0.32mi	2/2.0	1,620 (+9%)	6mo	$130,000	$80	66
519 W 519 W. Taylor St #141	0.37mi	2/2.0	1,344 (-10%)	7mo	$95,000	$71	61
519 W Taylor St #374	0.28mi	3/2.0 (+1)	1,344 (-10%)	7mo	$170,000	$126	60
519 W Taylor St #26	0.41mi	3/2.0 (+1)	1,330 (-11%)	3mo	$190,000	$143	55

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: -16.0%
• Equity multiple: 0.44×
• Total profit: $-40,917
• Equity at exit: $38,618

10-year hold

• IRR: -8.8%
• Equity multiple: 0.47×
• Total profit: $-38,416
• Equity at exit: $22,394

Cash invested: $72,520 (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: 56
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$108
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $40

Break-even live

Break-even rent $1,939

Max offer price $259,000

Occupancy floor 93%

Sensitivity live

Price	-10% $187	-5% $113	+0% $40	+5% $-33	+10% $-107
Rent	-10% $-117	-5% $-38	+0% $40	+5% $119	+10% $197
Rate	-1.0pp $171	-0.5pp $106	base $40	+0.5pp $-27	+1.0pp $-95

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E Orchard St Santa Maria, CA	2.0	1.0	1004	$2,850	$2.84	23d	1	1.18mi
715 W Alvin Ave Unit B Santa Maria, CA	2.0	1.5	1000	$2,495	$2.50	16d	1	1.27mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	16d	1	1.35mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-08
   listed $259,000 Active
3. 2007-12-28
   soldstatus $155,000 290-char remark

   Show marketing remark (290 chars)

   This beautiful home is in an active senior (55+)gated community. Move-in ready 3Bd/2Bth; master suite has walk-in closet; kitchen has lots of storage; back yard includes fountain in very tranquil setting. Come join the fun with an active clubhouse, swimming, golf, RV parking and much more.

4. 2006-06-28
   listed $168,500 290-char remark

   Show marketing remark (290 chars)

   This beautiful home is in an active senior (55+)gated community. Move-in ready 3Bd/2Bth; master suite has walk-in closet; kitchen has lots of storage; back yard includes fountain in very tranquil setting. Come join the fun with an active clubhouse, swimming, golf, RV parking and much more.

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$1,184/yr (+$99/mo · 150.9%)

ⓘ 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 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: $23,872
• − Mortgage interest: −$14,508
• − Property taxes: −$784
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$7,535
• Taxable loss: −$4,069
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,458/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

+53.7% since first listed

4 events — show timeline

• 2026-05-12 Pending — NSBCRMLS
• 2026-04-08 Listed $259,000 NSBCRMLS
• 2007-12-28 Sold (MLS) $155,000 NSBCRMLS
• 2006-06-28 Listed $168,500 NSBCRMLS

Property tax history

+2.3%/yr

Latest (2025): $784 · +4.7% YoY. Source: county tax records.