610 E Pine Ave #77 · Lompoc, CA 93436

$65,000

2 bd · 1.0 ba · 864 sqft · Manufactured · 30 Days on market

Built 1976 565 sqft lot $75/sqft · 8% above area Est $60k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.8/15.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable 2-bedroom, 1 bath manufactured home located in the desirable Mountain View Mobile Home Estates, a 55+ community in Lompoc, Ca. The interior of this home offers laminate flooring, creating a clean and low maintenance living space. the kitchen comes equipped with a gas stove and refrigerator, ready for everyday use. An electric dryer outlet is also available for added convenience. Outside, the home includes one dedicated parking space and is ideally positioned next to Pine St. for easy access. This is a great opportunity to own a cozy home in a quiet, established senior community close to local amenities.

Key facts

• Built 1976
• Listed 30 days

Property features AI

Finance

• Other: Lot approximately 0.01 acres; Lot size recorded as 565 square feet; Zoning: Manufacturing
• HOA & community: Age restricted community; Land lease of $608.81

Exterior

• Parking: No street parking
• Utilities: Heating available; Cooling available
• Home design: Manufactured home; 36 feet by 24 feet
• Construction: Manufactured construction (Champion model/make)
• Exterior features: Raised foundation

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Laminate flooring; Electric dryer hookup
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.2% vs local median 2.9% in Lompoc — 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 (#786 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D, schools F, amenities F.
• Lompoc Unified (suburban): math 29% / reading 44% proficiency, ranked #818 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 152 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/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 $449 of loan paydown is wiped out by about $2k 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 + 3.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 3.61% ✓
• Cap rate: 32.21%
• Cash-on-cash: 92.58%
• DSCR: 5.12
• GRM: 2.3

CMA / ARV

• ARV (median comp): $60,000
• List price: $65,000
• Delta: 8.33%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 E Pine Ave #29	0.05mi	2/2.0	900 (+4%)	2mo	$60,000	$67	85
701 E Pine Ave #182	0.05mi	2/1.5	960 (+11%)	2mo	$65,000	$68	76
610 E Pine Ave #17	0.10mi	2/2.0	960 (+11%)	5mo	$59,900	$62	69

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: 93.7%
• Equity multiple: 5.38×
• Total profit: $79,664
• Equity at exit: $9,692

10-year hold

• IRR: 96.6%
• Equity multiple: 11.31×
• Total profit: $187,697
• Equity at exit: $5,620

Cash invested: $18,200 (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 93436

• Rents YoY: 3.3%
• Active inventory: 152
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,404

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 35%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 E Cherry Ave Lompoc, CA	3.0	2.0	1117	$3,000	$2.69	13d	1	0.22mi
604 N 4th St Unit N604B Lompoc, CA	2.0	1.0	800	$2,300	$2.88	43d	1	0.41mi
505 N Sixth St Unit A Lompoc, CA	2.0	1.0	600	$2,000	$3.33	13d	1	0.56mi
218 N C St Lompoc, CA	2.0	1.0	950	$1,875	$1.97	23d	1	0.60mi
401 W Pine Ave Lompoc, CA	1.0–2.0	1.0	734	$2,200	$3.00	13d	1	0.66mi
404 W Barton Ave Unit 2 Lompoc, CA	2.0	1.5	878	$2,200	$2.51	43d	1	0.83mi
324 W Chestnut Ave Lompoc, CA	2.0	2.5	940	$2,600	$2.77	23d	1	0.84mi
408 N M St Unit 408A Lompoc, CA	3.0	1.0	768	$2,295	$2.99	43d	1	0.88mi
321 N L St Unit C Lompoc, CA	2.0	1.0	1100	$2,400	$2.18	23d	1	0.88mi
922 Oleander St Lompoc, CA	3.0	2.0	1008	$2,500	$2.48	43d	1	0.90mi
924 N O St Lompoc, CA	3.0	2.0	1008	$2,300	$2.28	43d	1	0.95mi
214 S F St #2 Lompoc, CA	2.0	1.5	946	$2,500	$2.64	23d	1	0.96mi
423 N N St Lompoc, CA	2.0	1.0	900	$2,200	$2.44	43d	1	0.96mi
804 W Nectarine Ave Lompoc, CA	2.0	1.0	850	$2,200	$2.59	43d	1	0.97mi
812 W Laurel Ave Lompoc, CA	2.0	1.0	800	$2,170	$2.71	13d	2	1.12mi
212 W Hickory Ave Lompoc, CA	3.0	1.0	1081	$2,300	$2.13	23d	1	1.15mi
925 W Chestnut Ave Lompoc, CA	2.0	1.0	699	$2,195	$3.14	13d	3	1.18mi
960 W Chestnut Ave Unit 946-D Lompoc, CA	2.0	1.0	800	$2,050	$2.56	23d	1	1.22mi
119 W Locust Ave Unit 111 Lompoc, CA	3.0	2.0	972	$2,695	$2.77	43d	1	1.30mi

Listing history 2 events

1. 2026-05-30
   status $65,000 Pending 30 DOM
2. 2026-04-29
   listed $65,000 Active 639-char remark

ⓘ 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 2/10 Low 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,151
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$1,891
• Taxable income: $16,815
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $12,813/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: Lompoc Unified
• NCES district ID: 0622410
• Math proficiency: 29% ▲ 3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $53,716
• Composite: 34.49/100
• National rank: #10135
• State rank: #818 of 1400 in CA

Livability — Lompoc

• Score: 56/100
• State rank: #786
• US rank: #22552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lompoc, CA
• County: Santa Barbara County · 410,380 people
• City population: 55,820
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 55,820
• Household income: $80,097
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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: Hispanic / Latino 56% White 34% Two or more races 25% Black 3% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 37% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -574.83%
• Current HPI: 310.2366
• Rent YoY: ▲ 3.31%
• 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

2 events — show timeline

• 2026-05-29 Pending — NSBCRMLS
• 2026-04-29 Listed $65,000 NSBCRMLS