1701 S Thornburg St #150 · Santa Maria, CA 93458

$159,000

2 bd · None ba · 1,344 sqft · Manufactured · 137 Days on market

Built 1971 1,307 sqft lot Est $132k · 21% 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

Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

Key facts

• Relaxing spa
• Sauna
• Updated bathrooms

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• RELAXING SPA
• SAUNA
• RV STORAGE AREA

Property features AI

Finance

• Other: Building area listed as 1,344 (source: tax records); Lot approximately 0.03 acre (about 1,307 sq ft) per tax records
• Financial info: Financial details not provided
• HOA & community: Located within a mobile home park (park rules/fees not provided)

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water service; Public sewer service; Power details not provided
• Home design: Manufactured home; Mobile home make: Silvercrest; Mobile home dimensions approximately 56 ft by 24 ft; Single-level (manufactured home)
• Construction: Axles foundation (manufactured/mobile setup); Construction year not provided
• Exterior features: Located in La Maria Mobile Home Park; follow West on Battles, left on S Thornburg, then left to the last street; Public water; Public sewer

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Manufactured home configuration (bedroom count not provided)
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Wall furnace heating
• Interior features: Age-restricted community
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 + 2.3% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $159k implies a 318% gain — meaningful room to come down on a strong offer.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.56% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 S Thornburg St #28	0.06mi	2/2.0	1,248 (-7%)	9mo	$90,000	$72	78
1701 S Thornburg St #139	0.08mi	2/2.0	1,368 (+2%)	20mo	$135,000	$99	76
1701 S Thornburg St #61	0.08mi	2/2.0	1,200 (-11%)	6mo	$84,500	$70	73
1701 S Thornburg #156	0.12mi	3/2.0 (+1)	1,434 (+7%)	9mo	$235,000	$164	70
1701 S Thornburg St #108	0.15mi	3/2.0 (+1)	1,200 (-11%)	4mo	$108,000	$90	67
1701 S Thornburg St #73	0.09mi	2/2.0	1,536 (+14%)	10mo	$150,000	$98	64

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: 15.2%
• Equity multiple: 1.61×
• Total profit: $27,005
• Equity at exit: $23,707

10-year hold

• IRR: 23.4%
• Equity multiple: 2.95×
• Total profit: $86,864
• Equity at exit: $13,747

Cash invested: $44,520 (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: 54
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $855

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 60%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 S Depot St Santa Maria, CA	1.0–4.0	1.0–2.0	1308	$2,197	$1.68	13d	5	0.13mi
800 W Battles Rd Santa Maria, CA	2.0–3.0	2.0	1104	$2,403	$2.18	13d	6	0.32mi
983 Dan Blough Dr Santa Maria, CA	1.0–3.0	1.0–3.0	1017	$3,073	$3.02	13d	45	0.48mi
1735 Biscayne St Santa Maria, CA	3.0	2.0	1257	$3,081	$2.45	13d	9	0.61mi
333 E Enos Dr Santa Maria, CA	1.0–2.0	1.0–2.0	735	$2,499	$3.40	13d	12	0.69mi
1708 Rio Vista Ln Unit 1 Santa Maria, CA	2.0	2.0	1075	$3,000	$2.79	13d	1	0.81mi
2299 Carrasco Way Santa Maria, CA	3.0	2.5–3.5	1419	$3,500	$2.47	13d	2	0.83mi
310 E McCoy Ln Santa Maria, CA	2.0–3.0	2.0	1130	$2,200	$1.95	13d	2	1.03mi
310 W McCoy Ln Santa Maria, CA	3.0	2.0	1130	$2,600	$2.30	13d	1	1.03mi
620 W Park Ave Santa Maria, CA	2.0	2.0	1450	$2,850	$1.97	13d	1	1.07mi
703 Meehan St Santa Maria, CA	3.0	1.0–2.0	700	$2,917	$4.16	13d	14	1.07mi

Listing history 37 events

1. 2026-06-18
   days on market $159,000 Active 137 DOM
2. 2026-06-17
   days on market $159,000 Active 136 DOM
3. 2026-06-16
   days on market $159,000 Active 135 DOM
4. 2026-06-15
   days on market $159,000 Active 134 DOM
5. 2026-06-14
   days on market $159,000 Active 132 DOM
6. 2026-06-13
   days on market $159,000 Active 131 DOM
7. 2026-06-10
   days on market $159,000 Active 129 DOM
8. 2026-06-09
   days on market $159,000 Active 128 DOM
9. 2026-06-08
   days on market $159,000 Active 127 DOM
10. 2026-06-07
    days on market $159,000 Active 126 DOM
11. 2026-06-05
    days on market $159,000 Active 123 DOM
12. 2026-06-03
    days on market $159,000 Active 122 DOM
13. 2026-06-02
    days on market $159,000 Active 121 DOM
14. 2026-06-01
    days on market $159,000 Active 120 DOM
15. 2026-05-31
    days on market $159,000 Active 119 DOM
16. 2026-05-30
    days on market $159,000 Active 118 DOM
17. 2026-05-08
    price $159,000
18. 2026-02-13
    price $169,000
19. 2026-01-30
    listed $179,000 Active
20. 2021-09-23
    soldstatus $38,000 Closed 367-char remark

    Show marketing remark (367 chars)

    Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

21. 2021-09-23
    soldstatus $38,000 Closed Sale 367-char remark

    Show marketing remark (367 chars)

    Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

22. 2021-08-27
    status Pending Sale 367-char remark

    Show marketing remark (367 chars)

    Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

23. 2021-08-27
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

24. 2021-08-25
    listed $38,000 Active 367-char remark

    Show marketing remark (367 chars)

    Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

25. 2021-08-24
    listed $38,000 Active 367-char remark

    Show marketing remark (367 chars)

    Located in age restricted La Maria Mobile Home Park. Needs some TLC, but has great open floor plan and 2 large bedrooms. The Clubhouse is air conditioned, has small library and for large gatherings a full kitchen. Outside enjoy the Spa, pool or Sauna. There is also an RV Storage area for a fee. Space rent to new owner is 942.23 and includes water, trash, and sewer.

26. 2017-04-13
    historical
27. 2017-04-08
    historical
28. 2017-04-07
    historical
29. 2014-01-31
    soldstatus $19,000
30. 2013-12-27
    listed $25,000
31. 2012-11-10
    listed $21,000
32. 2009-10-02
    historical
33. 2009-05-01
    listed $26,500
34. 2009-05-01
    listed $26,500
35. 2009-04-07
    historical
36. 2009-01-06
    listed $35,000
37. 2009-01-06
    listed $35,000

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥84°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,674
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$4,625
• Taxable income: $8,214
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $8,285/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

+354.3% since first listed

21 events — show timeline

• 2026-05-08 Price Changed $159,000 NSBCRMLS
• 2026-02-13 Price Changed $169,000 NSBCRMLS
• 2026-01-30 Listed $179,000 NSBCRMLS
• 2021-09-23 Sold (MLS) $38,000 CRMLS
• 2021-09-23 Sold (MLS) $38,000 NSBCRMLS
• 2021-08-27 Pending — CRMLS
• 2021-08-27 Pending — NSBCRMLS
• 2021-08-25 Listed $38,000 NSBCRMLS
• 2021-08-24 Listed $38,000 CRMLS
• 2017-04-13 Listing Removed — NSBCRMLS
• 2017-04-08 Listing Removed — NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2014-01-31 Sold (MLS) $19,000 NSBCRMLS
• 2013-12-27 Listed $25,000 NSBCRMLS
• 2012-11-10 Listed $21,000 NSBCRMLS
• 2009-10-02 Listing Removed — CRMLS
• 2009-05-01 Listed $26,500 CRMLS
• 2009-05-01 Listed $26,500 NSBCRMLS
• 2009-04-07 Listing Removed — CRMLS
• 2009-01-06 Listed $35,000 NSBCRMLS
• 2009-01-06 Listed $35,000 CRMLS