1206 Via Felice · Santa Maria, CA 93454

$165,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 260 Days on market

Built 1976 Est $129k · 28% 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 +3.3/5.0
• 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

Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

Key facts

• New stove
• Fresh paint
• New cabinets

Tags

• NEW DUAL PANE WINDOW
• NEW LAMINATE FLOORING
• FRESH PAINT
• NEW CABINETS
• NEW STOVE
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Living area sourced from public records; Located within Casa Del Rio Mobile Home Park
• Financial info: Land lease: $1,254
• HOA & community: Senior community; Community includes a park

Exterior

• Parking: Located in Casa Del Rio Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Mobile home model: Kingswood; Single-story; Entry at level 1
• Construction: Mobile home remains on site; Mobile dimensions approximately 24 ft by 48 ft; Year built source: public records
• Exterior features: Community pool; Corner lot; Level-with-street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level entry; Single-story home
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

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 $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 (+3.3%/yr); 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).
• This rent runs 41% of the median local income ($82k/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 + 3.3% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 30y 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 $48k; list at $165k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1976 — 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: 1.71% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.30%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Via Hielo	0.05mi	2/2.0 (-1)	1,248 (+8%)	15mo	$65,000	$52	66
1204 Via Felice	0.01mi	2/1.0 (-1)	1,008 (-12%)	8mo	$113,000	$112	63
1632 Via Undoso	0.09mi	2/2.0 (-1)	1,320 (+15%)	8mo	$149,000	$113	60
1608 Via Undoso	0.10mi	2/2.0 (-1)	1,284 (+12%)	16mo	$134,000	$104	57

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $45,869
• Equity at exit: $24,602

10-year hold

• IRR: 32.0%
• Equity multiple: 3.93×
• Total profit: $135,577
• Equity at exit: $14,266

Cash invested: $46,200 (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 93454

• Rents YoY: 3.3%
• Active inventory: 79
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,818 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $1,128

Break-even live

Break-even rent $1,390

Max offer price $165,000

Occupancy floor 55%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 N Suey Rd Santa Maria, CA	2.0	2.0	1296	$2,500	$1.93	13d	1	0.22mi
230 N Suey Rd Unit B Santa Maria, CA	2.0	2.0	799	$2,799	$3.50	21d	1	0.71mi
914 E El Camino St Santa Maria, CA	3.0	2.0	1441	$3,400	$2.36	21d	1	1.03mi
Lynne Dr Santa Maria, CA	3.0	2.5	1264	$3,000	$2.37	13d	1	1.30mi

Listing history 50 events

1. 2026-06-18
   days on market $165,000 Active 260 DOM
2. 2026-06-17
   days on market $165,000 Active 259 DOM
3. 2026-06-16
   days on market $165,000 Active 258 DOM
4. 2026-06-15
   days on market $165,000 Active 257 DOM
5. 2026-06-14
   days on market $165,000 Active 255 DOM
6. 2026-06-13
   days on market $165,000 Active 254 DOM
7. 2026-06-10
   days on market $165,000 Active 252 DOM
8. 2026-06-09
   days on market $165,000 Active 251 DOM
9. 2026-06-08
   days on market $165,000 Active 250 DOM
10. 2026-06-07
    days on market $165,000 Active 249 DOM
11. 2026-06-05
    days on market $165,000 Active 246 DOM
12. 2026-06-03
    days on market $165,000 Active 245 DOM
13. 2026-06-02
    days on market $165,000 Active 244 DOM
14. 2026-06-01
    days on market $165,000 Active 243 DOM
15. 2026-05-31
    days on market $165,000 Active 242 DOM
16. 2026-05-30
    days on market $165,000 Active 241 DOM
17. 2026-05-22
    status Active

    Show marketing remark (569 chars)

    Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

18. 2026-05-22
    status Active 569-char remark

    Show marketing remark (569 chars)

    Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

19. 2026-05-12
    historical Active Under Contract

    Show marketing remark (569 chars)

    Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

20. 2026-05-12
    historical Active Under Contract 569-char remark

    Show marketing remark (569 chars)

    Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

21. 2025-12-05
    price $165,000
22. 2025-10-10
    price $165,000 569-char remark

    Show marketing remark (569 chars)

    Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

23. 2025-10-01
    listed $169,000 Active
24. 2025-09-30
    listed $169,000 Active 569-char remark

    Show marketing remark (569 chars)

    Here's your opportunity to preview this completely updated Double Wide Mobile Home. Interior redone from top to bottom. New Dual Pane Windows, new Laminated Flooring, Fresh Paint, new Cabinets, new Stove and overhead Hood. Both Bathrooms have been updated, one has a Tub, and one has a Walk-in Shower. The Exterior was repainted and new steps off the Car Port and Front Entrance were added. Plus, you can also enjoy the added Sunroom. The covered Car Port can accommodate a couple of Cars and there is a Storage Bldg. You really should take a look at this one...

25. 2025-09-29
    historical
26. 2025-09-27
    historical
27. 2025-08-19
    status Active
28. 2025-08-19
    status Active
29. 2025-06-27
    historical Active Under Contract
30. 2025-06-27
    historical Active Under Contract
31. 2025-03-20
    status Active
32. 2025-03-20
    status Active
33. 2025-03-14
    status Pending Sale
34. 2025-03-14
    status Pending
35. 2025-03-08
    price $169,000
36. 2025-03-07
    price $169,000
37. 2024-08-30
    price $180,000
38. 2024-08-30
    price $180,000
39. 2024-06-07
    listed $199,999 Active
40. 2024-06-07
    listed $199,999 Active
41. 2024-05-10
    soldstatus $48,000 Closed
42. 2024-05-10
    soldstatus $48,000 Closed Sale
43. 2024-03-12
    status Pending
44. 2024-03-12
    status Pending Sale
45. 2024-02-19
    listed $75,000 Active
46. 2024-02-16
    listed $75,000 Active
47. 2022-10-18
    soldstatus $40,000,000
48. 2017-04-07
    historical
49. 2016-09-27
    soldstatus $64,000
50. 2016-06-25
    listed $68,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,822
• − Mortgage interest: −$9,243
• − Property taxes: −$1,973
• − Insurance: −$825
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$4,800
• Taxable income: $11,569
• Est. tax owed @ 24.0%: −$2,777
• After-tax cash flow: $10,761/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): 41,896
• Household income: $81,522
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1893.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 37% White 20% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 43% English-only · Spanish 52% 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: ▼ -543.97%
• Current HPI: 313.0849
• Rent YoY: ▲ 3.26%
• 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

+450.9% since first listed

41 events — show timeline

• 2026-05-22 Relisted — CRMLS
• 2026-05-22 Relisted — NSBCRMLS
• 2026-05-12 Contingent — CRMLS
• 2026-05-12 Contingent — NSBCRMLS
• 2025-12-05 Price Changed $165,000 CRMLS
• 2025-10-10 Price Changed $165,000 NSBCRMLS
• 2025-10-01 Listed $169,000 CRMLS
• 2025-09-30 Listed $169,000 NSBCRMLS
• 2025-09-29 Listing Removed — CRMLS
• 2025-09-27 Listing Removed — NSBCRMLS
• 2025-08-19 Relisted — NSBCRMLS
• 2025-08-19 Relisted — CRMLS
• 2025-06-27 Contingent — CRMLS
• 2025-06-27 Contingent — NSBCRMLS
• 2025-03-20 Relisted — CRMLS
• 2025-03-20 Relisted — NSBCRMLS
• 2025-03-14 Pending — CRMLS
• 2025-03-14 Pending — NSBCRMLS
• 2025-03-08 Price Changed $169,000 NSBCRMLS
• 2025-03-07 Price Changed $169,000 CRMLS
• 2024-08-30 Price Changed $180,000 NSBCRMLS
• 2024-08-30 Price Changed $180,000 CRMLS
• 2024-06-07 Listed $199,999 CRMLS
• 2024-06-07 Listed $199,999 NSBCRMLS
• 2024-05-10 Sold (MLS) $48,000 CRMLS
• 2024-05-10 Sold (MLS) $48,000 NSBCRMLS
• 2024-03-12 Pending — NSBCRMLS
• 2024-03-12 Pending — CRMLS
• 2024-02-19 Listed $75,000 CRMLS
• 2024-02-16 Listed $75,000 NSBCRMLS
• 2022-10-18 Sold (Public Records) $40,000,000 Public Records
• 2017-04-07 Listing Removed — NSBCRMLS
• 2016-09-27 Sold (MLS) $64,000 NSBCRMLS
• 2016-06-25 Listed $68,000 NSBCRMLS
• 2003-08-20 Sold (MLS) $72,900 NSBCRMLS
• 2003-05-16 Listed $72,900 NSBCRMLS
• 1999-02-22 Sold (MLS) $26,990 NSBCRMLS
• 1998-12-04 Listed $26,990 NSBCRMLS
• 1997-07-10 Listed $29,900 NSBCRMLS
• 1996-02-28 Sold (MLS) $29,000 NSBCRMLS
• 1996-01-17 Listed $29,950 NSBCRMLS

Property tax history

+20.4%/yr

Latest (2025): $1,973 · +5.1% YoY. Source: county tax records.