765 mesa view Dr #6 · Callender, CA 93420

$279,900

2 bd · 2.0 ba · 1,600 sqft · Manufactured · 10 Days on market

Built 2023 Est $248k · 13% over

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Why this score? — see what drove the D 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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Your Brand-New Home at Mesa Dunes Mobilehome Estates! Discover comfort, style, and convenience in this brand-new 2023 Champion Builder home, perfectly situated in the highly desirable Mesa Dunes Mobilehome Estates community in Arroyo Grande. Nestled atop the scenic Nipomo Mesa, this home offers the perfect blend of modern living and the charm of California’s Central Coast. Step inside this thoughtfully designed two-bedroom, two-bathroom home with a versatile den, offering flexible space that can be used as a home office, guest room, or hobby area. With premium finishes and contemporary design, this residence is move-in ready and waiting for you to make it your own. ?? Char

Key facts

• Covered carport
• Modern kitchen
• Community pool

Tags

• EXPANSIVE FRONT PORCH
• OVERSIZED WALK-IN CLOSET
• GLAMORIZED MASTER BATHROOM
• LAUNDRY ROOM WITH PANTRY
• MODERN KITCHEN
• COVERED CARPORT

Property features AI

Finance

• Other: Manager approval required for occupancy
• HOA & community: Street lighting in the community; Land lease of $1,950

Exterior

• Parking: Located in the Mesa Dunes Mobile Estates park
• Utilities: Private water; Private sewer
• Home design: Single-story mobile home (27 ft by 60 ft); Mobile home remains on property
• Construction: Year built per builder
• Exterior features: Private pool and community pool access; Paved lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home with entrance on the main level; Entry located at the entrance
• Laundry & utility: Laundry area with gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).

Location & tenants

• Location reads 52/100 on livability (#1,037 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: schools D, amenities F, commute F.
• Lucia Mar Unified (town): math 42% / reading 56% proficiency, ranked #433 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,104 units permitted in San Luis Obispo County in 2024 (273 in 5+ unit buildings).
• This rent runs 31% of the median local income ($111k/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.
• San Luis Obispo County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 29y 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 $80k; list at $280k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $279,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $248,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 Mesa View Dr #270	0.02mi	3/2.0 (+1)	1,576 (-2%)	1mo	$286,500	$182	91
765 Mesa View Dr #137	0.02mi	3/2.0 (+1)	1,550 (-3%)	0mo	$290,000	$187	89
765 Mesa View Dr #13	0.02mi	3/2.0 (+1)	1,534 (-4%)	6mo	$350,000	$228	82
765 Mesa View Dr #138	0.02mi	2/2.0	1,698 (+6%)	9mo	$110,000	$65	81
765 Mesa View Dr #253	0.02mi	3/2.0 (+1)	1,560 (-2%)	14mo	$315,000	$202	78
765 Mesa View Dr #269	0.02mi	3/2.0 (+1)	1,512 (-6%)	9mo	$179,000	$118	78
765 Mesa View Dr #280	0.02mi	3/2.0 (+1)	1,512 (-6%)	10mo	$219,900	$145	77
765 Mesa View Dr #234	0.02mi	3/2.0 (+1)	1,547 (-3%)	15mo	$210,000	$136	76
765 Mesa View Dr #28	0.02mi	3/2.0 (+1)	1,513 (-5%)	14mo	$270,000	$178	74
765 Mesa View Dr #179	0.02mi	3/2.0 (+1)	1,536 (-4%)	19mo	$150,000	$98	71
765 Mesa View Dr #274	0.02mi	3/2.0 (+1)	1,680 (+5%)	20mo	$225,000	$134	69
765 Mesa View Dr #271	0.02mi	3/2.0 (+1)	1,470 (-8%)	22mo	$228,000	$155	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-26,495
• Equity at exit: $41,734

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,332
• Equity at exit: $24,201

Cash invested: $78,372 (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 93420

• Active inventory: 91
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,823 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $295

Break-even live

Break-even rent $2,449

Max offer price $279,900

Occupancy floor 85%

Sensitivity live

Price	-10% $489	-5% $392	+0% $295	+5% $199	+10% $102
Rent	-10% $72	-5% $184	+0% $295	+5% $407	+10% $518
Rate	-1.0pp $436	-0.5pp $367	base $295	+0.5pp $223	+1.0pp $149

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Mesa View Dr #57 Arroyo Grande, CA	2.0	2.0	1440	$2,775	$1.93	45d	1	0.03mi

Listing history 8 events

1. 2026-06-21
   days on market $279,900 Active 10 DOM
2. 2026-06-18
   days on market $279,900 Active 7 DOM
3. 2026-06-17
   days on market $279,900 Active 6 DOM
4. 2026-06-16
   days on market $279,900 Active 5 DOM
5. 2026-06-15
   days on market $279,900 Active 4 DOM
6. 2026-06-14
   days on market $279,900 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $279,900 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥79°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,870
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$8,143
• Taxable loss: −$968
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $3,778/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: Lucia Mar Unified
• NCES district ID: 0623080
• Math proficiency: 42% ▲ 3.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $62,681
• Composite: 45.19/100
• National rank: #5782
• State rank: #433 of 1400 in CA

Livability — Callender

• Score: 52/100
• State rank: #1037
• US rank: #25071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Luis Obispo County · 224,651 people
• Metro: San Luis Obispo-Paso Robles, CA
• Population (ZIP): 31,345
• Household income: $110,553
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 882.0

Population outlook (San Luis Obispo County) Hauer SSP2

• Today (2025): 306,977 people
• By 2030: 320,378 · +4.4%
• By 2040: 343,933 · +12.0%
• By 2050: 366,853 · +19.5%
• By 2075: 428,329 · +39.5%
• By 2100: 460,687 · +50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 18% Hispanic / Latino 17% Asian 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · San Luis Obispo

• 2024 margin: D (+10.9) · D 53.9% · R 43.1% · Other 3.0%
• 2008→2024 swing: +5.5pp toward D · 2008: 5.4pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+13.1 2016: D+8.3 2012: D+1.0 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -798.57%
• Current HPI: 348.2038
• Rent YoY: —
• Metro: San Luis Obispo-Paso Robles, 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

+529.0% since first listed

32 events — show timeline

• 2026-06-11 Listed $279,900 CRMLS
• 2026-04-30 Listing Removed — CRMLS
• 2026-02-18 Price Changed $310,000 CRMLS
• 2025-11-04 Listed $350,000 CRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2017-04-07 Listing Removed — NSBCRMLS
• 2017-04-06 Listing Removed — NSBCRMLS
• 2017-04-06 Listing Removed — NSBCRMLS
• 2015-01-06 Listing Removed — CRMLS
• 2015-01-06 Listing Removed — CRMLS
• 2008-03-21 Sold (MLS) $80,000 CRMLS
• 2008-03-21 Listing Removed — NSBCRMLS
• 2008-01-01 Listed $90,000 CRMLS
• 2008-01-01 Listed $90,000 NSBCRMLS
• 2007-04-07 Listed $90,000 CRMLS
• 2007-04-07 Listed $90,000 NSBCRMLS
• 2007-02-15 Listed $105,000 CRMLS
• 2007-02-15 Listed $105,000 NSBCRMLS
• 2007-02-01 Listing Removed — CRMLS
• 2006-12-16 Listed $96,000 CRMLS
• 2006-12-16 Listed $96,000 NSBCRMLS
• 2006-11-04 Listing Removed — CRMLS
• 2006-05-04 Listed $95,500 CRMLS
• 2006-05-04 Listed $95,500 NSBCRMLS
• 2002-12-31 Listing Removed — NSBCRMLS
• 2002-12-31 Sold (MLS) $68,000 CRMLS
• 2002-08-01 Listed $74,500 NSBCRMLS
• 2002-08-01 Listed $74,500 CRMLS
• 1997-03-31 Listing Removed — NSBCRMLS
• 1997-03-31 Sold (MLS) $40,000 CRMLS
• 1997-02-05 Listed $44,500 NSBCRMLS
• 1997-02-05 Listed $44,500 CRMLS