1095-W McCoy Ln #91 · Santa Maria, CA 93455

$139,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 63 Days on market

Built 2000 Est $104k · 34% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

A remarkable place to call home! Bonus: LOW Space Rent! Manufactured in 2000, this fabulously maintained home has an updated & spacious interior plus a wonderfully private (+fenced!) backyard. Laundry inside home, 2 full baths and bedrooms. Granite counters, real wood cabinets, ceiling fans and cozy fireplace. Sellers are even including 2 sheds for you! TraileRancho is a 55+ park with heated pool, BBQ's, billiard tables and coffee 7 days a week. Location of this home is all the way at the back...super quiet! (info verified, not guaranteed)

Key facts

• Built in pool
• Enclosed backyard
• Storage sheds

Tags

• ENCLOSED BACKYARD
• LEMON AND AVOCADO TREE
• STORAGE SHEDS
• BREAKFAST BAR
• FIREPLACE
• BUILT IN POOL

Property features AI

Finance

• Other: Lot features: 0-1 unit/acre
• HOA & community: Senior community; Manager approval required; Land lease of $800 monthly (seller reported)

Exterior

• Parking: Located in Trailer Rancho park
• Utilities: Public sewer; District / public water
• Home design: Single-story home; Entry level: 1; Mobile home model: Lake Springs; Mobile home remains on site; Mobile width 24 ft by length 52 ft
• Construction: Year built (public records); Single-story construction
• Exterior features: Community pool; Yard; Street lighting; Sidewalks

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Gas range; Gas oven; Dishwasher
• Bedrooms: Primary bedroom (main level)
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Soaking tub; Shower in tub; Separate shower; Exhaust fan; Bathtub
• Heating & cooling: Forced air heating
• Interior features: Ceiling fan; Open floor plan; East-facing entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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 (+2.2%/yr); 124 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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 + 2.2% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $139k implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.93% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.86%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $103,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1095 W Mccoy Ln #5	0.10mi	2/1.5	1,000 (-7%)	13mo	$94,050	$94	70
1095 W Mccoy Ln #35	0.04mi	2/2.0	980 (-9%)	20mo	$94,000	$96	66
1095 W McCoy Ln #4	0.11mi	2/2.0	960 (-11%)	16mo	$140,000	$146	63

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.27×
• Total profit: $49,525
• Equity at exit: $20,725

10-year hold

• IRR: 37.5%
• Equity multiple: 4.35×
• Total profit: $130,323
• Equity at exit: $12,018

Cash invested: $38,920 (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 93455

• Rents YoY: 2.2%
• Active inventory: 124
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,163

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 52%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
983 Dan Blough Dr Santa Maria, CA	1.0–3.0	1.0–3.0	1017	$3,073	$3.02	13d	45	0.46mi
1240 Bethel Ln Santa Maria, CA	2.0	1.0	838	$2,296	$2.74	13d	2	0.59mi
1245 Sonya Ln Santa Maria, CA	1.0–2.0	1.0	728	$2,381	$3.27	13d	12	0.70mi
329 W Carmen Ln Santa Maria, CA	1.0–2.0	1.0	725	$2,396	$3.30	13d	9	0.74mi
1735 Biscayne St Santa Maria, CA	3.0	2.0	1257	$3,081	$2.45	13d	9	0.74mi
2299 Carrasco Way Santa Maria, CA	3.0	2.5–3.5	1419	$3,500	$2.47	13d	2	0.74mi
1720 S Depot St Santa Maria, CA	1.0–4.0	1.0–2.0	1308	$2,197	$1.68	13d	5	0.95mi
800 W Battles Rd Santa Maria, CA	2.0–3.0	2.0	1104	$2,403	$2.18	13d	6	0.97mi
310 E McCoy Ln Santa Maria, CA	2.0–3.0	2.0	1130	$2,200	$1.95	13d	2	1.09mi
310 W McCoy Ln Santa Maria, CA	3.0	2.0	1130	$2,600	$2.30	13d	1	1.10mi
504 Playa Blanca Ct Santa Maria, CA	2.0	1.0	800	$2,000	$2.50	13d	1	1.35mi
404 E Newlove Dr Apt O Santa Maria, CA	2.0	1.0	850	$2,400	$2.82	13d	1	1.42mi
3235 Orcutt Rd Orcutt, CA	2.0–3.0	2.0	1202	$2,695	$2.24	13d	5	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $139,000 Active 63 DOM
2. 2026-06-17
   days on market $139,000 Active 62 DOM
3. 2026-06-16
   days on market $139,000 Active 61 DOM
4. 2026-06-15
   days on market $139,000 Active 60 DOM
5. 2026-06-14
   days on market $139,000 Active 58 DOM
6. 2026-06-13
   days on market $139,000 Active 57 DOM
7. 2026-06-10
   days on market $139,000 Active 55 DOM
8. 2026-06-09
   days on market $139,000 Active 54 DOM
9. 2026-06-08
   pricedays on market $139,000 Active 53 DOM
10. 2026-06-07
    days on market $141,000 Active 52 DOM
11. 2026-06-05
    pricedays on market $141,000 Active 49 DOM
12. 2026-06-03
    days on market $145,000 Active 48 DOM
13. 2026-06-02
    days on market $145,000 Active 47 DOM
14. 2026-06-01
    days on market $145,000 Active 46 DOM
15. 2026-05-31
    days on market $145,000 Active 45 DOM
16. 2026-05-30
    days on market $145,000 Active 44 DOM
17. 2026-05-19
    price $145,000
18. 2026-05-04
    price $147,000
19. 2026-04-16
    listed $149,000 Active
20. 2017-06-30
    soldstatus $63,000 Closed 549-char remark

    Show marketing remark (549 chars)

    A remarkable place to call home! Bonus: LOW Space Rent! Manufactured in 2000, this fabulously maintained home has an updated & spacious interior plus a wonderfully private (+fenced!) backyard. Laundry inside home, 2 full baths and bedrooms. Granite counters, real wood cabinets, ceiling fans and cozy fireplace. Sellers are even including 2 sheds for you! TraileRancho is a 55+ park with heated pool, BBQ's, billiard tables and coffee 7 days a week. Location of this home is all the way at the back...super quiet! (info verified, not guaranteed)

21. 2017-06-14
    status Pending 549-char remark

    Show marketing remark (549 chars)

    A remarkable place to call home! Bonus: LOW Space Rent! Manufactured in 2000, this fabulously maintained home has an updated & spacious interior plus a wonderfully private (+fenced!) backyard. Laundry inside home, 2 full baths and bedrooms. Granite counters, real wood cabinets, ceiling fans and cozy fireplace. Sellers are even including 2 sheds for you! TraileRancho is a 55+ park with heated pool, BBQ's, billiard tables and coffee 7 days a week. Location of this home is all the way at the back...super quiet! (info verified, not guaranteed)

22. 2017-05-22
    historical Active Under Contract 549-char remark

    Show marketing remark (549 chars)

    A remarkable place to call home! Bonus: LOW Space Rent! Manufactured in 2000, this fabulously maintained home has an updated & spacious interior plus a wonderfully private (+fenced!) backyard. Laundry inside home, 2 full baths and bedrooms. Granite counters, real wood cabinets, ceiling fans and cozy fireplace. Sellers are even including 2 sheds for you! TraileRancho is a 55+ park with heated pool, BBQ's, billiard tables and coffee 7 days a week. Location of this home is all the way at the back...super quiet! (info verified, not guaranteed)

23. 2017-05-17
    listed $64,000 Active 549-char remark

    Show marketing remark (549 chars)

    A remarkable place to call home! Bonus: LOW Space Rent! Manufactured in 2000, this fabulously maintained home has an updated & spacious interior plus a wonderfully private (+fenced!) backyard. Laundry inside home, 2 full baths and bedrooms. Granite counters, real wood cabinets, ceiling fans and cozy fireplace. Sellers are even including 2 sheds for you! TraileRancho is a 55+ park with heated pool, BBQ's, billiard tables and coffee 7 days a week. Location of this home is all the way at the back...super quiet! (info verified, not guaranteed)

24. 2017-04-07
    historical
25. 2004-06-02
    listed $74,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥84°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,258
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$4,044
• Taxable income: $12,487
• Est. tax owed @ 24.0%: −$2,997
• After-tax cash flow: $10,960/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): 44,611
• Household income: $110,661
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 765.0

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 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 24% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 2% Russian 2% Italian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 2%

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: ▼ -729.78%
• Current HPI: 314.6499
• Rent YoY: ▲ 2.23%
• 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

+94.6% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $145,000 CRMLS
• 2026-05-04 Price Changed $147,000 CRMLS
• 2026-04-16 Listed $149,000 CRMLS
• 2017-06-30 Sold (MLS) $63,000 NSBCRMLS
• 2017-06-14 Pending — NSBCRMLS
• 2017-05-22 Contingent — NSBCRMLS
• 2017-05-17 Listed $64,000 NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2004-06-02 Listed $74,500 NSBCRMLS

Property tax history

-4.3%/yr

Latest (2025): $167 · +5.5% YoY. Source: county tax records.