20 N Russel Rd #59 · Salinas, CA 93906

$205,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 66 Days on market

Built 1971 Fair condition Est $171k · 20% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Cal Hawaiian Mobile Home Park! I am excited to introduce 20 Russell Rd #59, a beautifully maintained mobile home featuring 2 bedrooms and 2 full bathrooms. This property offers a functional layout for comfort and convenient living. The park itself provides excellent amenities, including a clubhouse, pool, and playground. It is ideally situated near shopping and dining, with easy access to Highway 101 for your daily commute.

Key facts

• Clubhouse
• Pool
• Playground

Tags

• CAL HAWAIIAN MOBILE HOME PARK
• CLUBHOUSE
• POOL
• PLAYGROUND
• SHOPPING AND DINING
• EASY ACCESS TO HIGHWAY 101

Property features AI

Finance

• Financial info: Space rent applies for parking (listed amount withheld from public fields)
• HOA & community: Leased land (park home site)

Exterior

• Parking: Carport (1); Designated parking area, space #59 (space rent applies)
• Utilities: Public sewer; Public water; Public utilities; Individual electric meters
• Home design: Manufactured home on leased land
• Construction: Property primary ID 742848
• Exterior features: Rolled composition roof; Assessor lot size source

Interior

• Kitchen: Electric cooktop; Microwave; Range/oven
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Stall shower; Dual flush toilet; Granite and marble finishes; Tile surfaces
• Heating & cooling: Central forced air heating
• Interior features: Kitchen and family room combined; Dining area in family room; Laundry hookups only; Laminate flooring
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.7% in Salinas — 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 63/100 on livability (#465 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B+; Watch: schools F, crime D-, amenities F.
• Salinas Union High (urban): math 23% / reading 39% proficiency, ranked #998 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 45 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 530 units permitted in Monterey County in 2024 (50 in 5+ unit buildings).
• This rent runs 33% of the median local income ($98k/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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $57k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $192,700 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $171,072
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 E Bolivar St #224	0.28mi	2/2.0	1,080 (+2%)	23mo	$175,000	$162	64
255 E Bolivar St #66	0.31mi	3/2.0 (+1)	1,160 (+10%)	11mo	$250,000	$216	55
255 E Bolivar St #236	0.31mi	3/2.0 (+1)	1,160 (+10%)	12mo	$215,000	$185	54
12350 Christensen Rd #37	0.63mi	2/2.0	1,120 (+6%)	10mo	$130,000	$116	52
12350 Christensen Rd #75	0.63mi	2/1.5	912 (-14%)	9mo	$140,000	$154	39
12350 Christensen Rd #104	0.63mi	2/1.0	940 (-11%)	19mo	$80,000	$85	33

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $16,719
• Equity at exit: $30,566

10-year hold

• IRR: 18.2%
• Equity multiple: 2.64×
• Total profit: $94,274
• Equity at exit: $17,725

Cash invested: $57,400 (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 93906

• Rents YoY: 4.9%
• Active inventory: 45
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,683 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $703

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 69%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 N Main St Salinas, CA	2.0	1.0	900	$2,500	$2.78	13d	1	0.10mi
2290 N Main St Salinas, CA	1.0–3.0	1.0–2.0	985	$2,911	$2.96	1d	13	0.22mi
2198 Brutus St Salinas, CA	1.0–2.0	1.0–1.5	893	$2,645	$2.96	7d	2	0.40mi
93 Castro St Salinas, CA	2.0	1.0–2.0	828	$2,400	$2.90	12d	3	0.61mi
18854 Eisenhower St Unit 18854p Salinas, CA	2.0	1.0	1000	$2,700	$2.70	13d	1	0.64mi
306 England Ave Salinas, CA	3.0	2.0	1104	$3,500	$3.17	13d	1	0.74mi
985 Rogge Rd Salinas, CA	3.0	2.5	1378	$3,850	$2.79	13d	1	1.09mi
1823 Cherokee Dr Salinas, CA	3.0	1.5	952	$3,295	$3.46	13d	1	1.35mi

Listing history 23 events

1. 2026-06-18
   days on market $205,000 Active 66 DOM
2. 2026-06-17
   days on market $205,000 Active 65 DOM
3. 2026-06-16
   days on market $205,000 Active 64 DOM
4. 2026-06-15
   days on market $205,000 Active 63 DOM
5. 2026-06-14
   days on market $205,000 Active 61 DOM
6. 2026-06-13
   days on market $205,000 Active 60 DOM
7. 2026-06-10
   days on market $205,000 Active 58 DOM
8. 2026-06-09
   days on market $205,000 Active 57 DOM
9. 2026-06-08
   days on market $205,000 Active 56 DOM
10. 2026-06-07
    pricedays on market $205,000 Active 55 DOM
11. 2026-06-03
    days on market $215,000 Active 51 DOM
12. 2026-06-02
    days on market $215,000 Active 50 DOM
13. 2026-06-01
    days on market $215,000 Active 49 DOM
14. 2026-05-31
    days on market $215,000 Active 48 DOM
15. 2026-05-30
    days on market $215,000 Active 47 DOM
16. 2026-04-13
    listed $215,000 Active 438-char remark

    Show marketing remark (438 chars)

    Welcome to Cal Hawaiian Mobile Home Park! I am excited to introduce 20 Russell Rd #59, a beautifully maintained mobile home featuring 2 bedrooms and 2 full bathrooms. This property offers a functional layout for comfort and convenient living. The park itself provides excellent amenities, including a clubhouse, pool, and playground. It is ideally situated near shopping and dining, with easy access to Highway 101 for your daily commute.

17. 2026-04-13
    listed $215,000 Active 438-char remark

    Show marketing remark (438 chars)

    Welcome to Cal Hawaiian Mobile Home Park! I am excited to introduce 20 Russell Rd #59, a beautifully maintained mobile home featuring 2 bedrooms and 2 full bathrooms. This property offers a functional layout for comfort and convenient living. The park itself provides excellent amenities, including a clubhouse, pool, and playground. It is ideally situated near shopping and dining, with easy access to Highway 101 for your daily commute.

18. 2022-11-02
    soldstatus $180,000 Sold 322-char remark

    Show marketing remark (322 chars)

    Welcome to Cal Hawaiian Mobile Home Park where you will find this 2 bedroom and 2 full updated bathrooms. Freshly painted interior, laminated flooring and new heater!! Park features club house, pool and playground. Close to shopping and easy access to Highway 101 for your commute. MAKE THIS MOBILE HOME YOURS TODAY!!!!!

19. 2022-11-01
    historical Contingent 322-char remark

    Show marketing remark (322 chars)

    Welcome to Cal Hawaiian Mobile Home Park where you will find this 2 bedroom and 2 full updated bathrooms. Freshly painted interior, laminated flooring and new heater!! Park features club house, pool and playground. Close to shopping and easy access to Highway 101 for your commute. MAKE THIS MOBILE HOME YOURS TODAY!!!!!

20. 2022-09-30
    status Pending (Do Not Show) 322-char remark

    Show marketing remark (322 chars)

    Welcome to Cal Hawaiian Mobile Home Park where you will find this 2 bedroom and 2 full updated bathrooms. Freshly painted interior, laminated flooring and new heater!! Park features club house, pool and playground. Close to shopping and easy access to Highway 101 for your commute. MAKE THIS MOBILE HOME YOURS TODAY!!!!!

21. 2022-09-23
    status Active 322-char remark

    Show marketing remark (322 chars)

    Welcome to Cal Hawaiian Mobile Home Park where you will find this 2 bedroom and 2 full updated bathrooms. Freshly painted interior, laminated flooring and new heater!! Park features club house, pool and playground. Close to shopping and easy access to Highway 101 for your commute. MAKE THIS MOBILE HOME YOURS TODAY!!!!!

22. 2022-09-06
    status Pending (Do Not Show) 322-char remark

    Show marketing remark (322 chars)

    Welcome to Cal Hawaiian Mobile Home Park where you will find this 2 bedroom and 2 full updated bathrooms. Freshly painted interior, laminated flooring and new heater!! Park features club house, pool and playground. Close to shopping and easy access to Highway 101 for your commute. MAKE THIS MOBILE HOME YOURS TODAY!!!!!

23. 2022-07-01
    listed $187,000 Active 322-char remark

    Show marketing remark (322 chars)

    Welcome to Cal Hawaiian Mobile Home Park where you will find this 2 bedroom and 2 full updated bathrooms. Freshly painted interior, laminated flooring and new heater!! Park features club house, pool and playground. Close to shopping and easy access to Highway 101 for your commute. MAKE THIS MOBILE HOME YOURS TODAY!!!!!

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥81°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,194
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$5,964
• Taxable income: $5,496
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $7,113/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with updates to paint, fixtures, and flooring to significantly increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear
• Minor bathroom fixtures — Light wear and tear
• Minor hardwood flooring — Light wear and tear
• Minor paint — Faded in some areas

Value-add opportunities

• Resale Painting and updating fixtures in bathrooms — Fresh paint and updated fixtures can enhance curb appeal and attract buyers.
• Resale Floor refinishing — Refinished hardwood floors can add value and appeal to potential buyers.
• Both HVAC cleaning — Clean HVAC system improves air quality and can lead to lower utility bills.
• Both Landscaping improvements — Improved landscaping can enhance curb appeal and attract potential buyers and renters alike.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Light wear and tear	Minor	$500–3,000
bathroom fixtures · Light wear and tear	Minor	$500–3,000
hardwood flooring · Light wear and tear	Minor	$500–3,000
paint · Faded in some areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Painting and updating fixtures in bathrooms — Fresh paint and updated fixtures can enhance curb appeal and attract buyers. ↑
• Resale Floor refinishing — Refinished hardwood floors can add value and appeal to potential buyers. ↑
• Both HVAC cleaning — Clean HVAC system improves air quality and can lead to lower utility bills. ↑
• Both Landscaping improvements — Improved landscaping can enhance curb appeal and attract potential buyers and renters alike. ↑

ⓘ 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: Salinas Union High
• NCES district ID: 0633980
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $50,670
• Composite: 29.86/100
• National rank: #11691
• State rank: #998 of 1400 in CA

Livability — Salinas

• Score: 63/100
• State rank: #465
• US rank: #15876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salinas, CA
• County: Monterey County · 241,191 people
• City population: 119,069
• Metro: Salinas, CA
• Population (ZIP): 64,199
• Household income: $97,555
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1736.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 13% White 13% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 70% Salvadoran 1%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 33% · Canada, China
• Languages at home: 33% English-only · Spanish 60% Tagalog/Filipino 2% Chinese 1%

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: ▼ -690.60%
• Current HPI: 262.5003
• Rent YoY: ▲ 4.87%
• Metro: Salinas, 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

+15.0% since first listed

8 events — show timeline

• 2026-04-13 Listed $215,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-13 Listed $215,000 MLSListings
• 2022-11-02 Sold (MLS) $180,000 MLSListings
• 2022-11-01 Contingent — MLSListings
• 2022-09-30 Pending — MLSListings
• 2022-09-23 Relisted — MLSListings
• 2022-09-06 Pending — MLSListings
• 2022-07-01 Listed $187,000 MLSListings