6550 Ponto Dr #17 · Carlsbad, CA 92011

$205,000

2 bd · 1.0 ba · 850 sqft · Manufactured public records · 84 Days on market

Built 1964 14 ac lot $241/sqft · 68% below area

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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 +7.5/15.0
• Schools +6.5/10.0
• Appreciation +5.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Dream Cottage at the Beach! Welcome to this beautiful, newly renovated 2-bedroom, 2-bath beachside retreat located at 6550 Ponto Dr. #17, just across the street from the sand of Carlsbad’s iconic beaches. Nestled within the Lanikai Lane all-ages, gated beach community, this charming cottage-style home offers an Exceptional and Affordable opportunity to live at the beach full-time or enjoy as a second coastal retreat in one of Southern California’s most desirable beach locations. SELLER OPEN to concessions for buyers closing costs with acceptable offer. This turn-key open floorplan features a gorgeous new kitchen with new high-end energy efficient appliances, a large island with bar seating and stylish finishes—ideal for entertaining or relaxed coastal living. The bright and inviting living room is highlighted by a new decorative fireplace, adding warmth and charm. New all in one washer/dryer adds convenience. New luxury vinyl plank, new bathroom and thoughtful upgrades throughout complete the home. Professional fresh paint inside and out. Enjoy an expansive front deck perfect for taking in ocean air and spectacular sunset views, along with a private, cozy rear lanai for quiet relaxation. The covered carport includes an EV charging station and complete new 200 amp electrical panel. Embrace the coastal lifestyle with daily beach walks, biking, hiking, surfing, and water sports just outside your door. Minutes from the vibrant Carlsbad Village, offering outstanding dining, shopping, and coastal charm. Nearby attractions include lagoons and trails, golf courses, the Carlsbad Flower Fields, and Legoland, with easy access to the Amtrak/Coaster station. This community has an amazing vibe, welcoming neighbors and resort style amenities. Enjoy the community clubhouse, heated pool and spa, billiards, table tennis, community activities and more. Pets allowed with restrictions. This is a space-rent park; land is not included. Seller's space rent is currently approximately $2902 per month and subject to change, (approximately $3350) for new ownership. Buyer must verify all information, be qualified and approved by park management. This beautifully renovated beach home is priced to sell and will not last. This is a must see and rare opportunity to live affordably in famous Carlsbad at the Beach!

Key facts

• New kitchen
• Large island
• 14.13 acre lot

Tags

• GATED BEACH COMMUNITY
• NEW KITCHEN
• LARGE ISLAND
• NEW DECORATIVE FIREPLACE
• NEW ALL IN ONE WASHER DRYER
• NEW LUXURY VINYL PLANK

🏷️ Possibly a rental listed for sale. The $205,000 price doesn't fit this home's estimated sale value (~$650,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.1% in Carlsbad — 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 78/100 on livability (#67 in CA, #2,526 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety D+, cost of living F.
• Carlsbad Unified (urban): math 68% / reading 76% proficiency, ranked #87 of 1,400 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 96 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 31% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (1.8% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.5% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.00% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.04%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $650,000
• List price: $205,000
• Delta: -68.46%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.75% appreciation · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 3.26×
• Total profit: $129,627
• Equity at exit: $78,085

10-year hold

• IRR: 43.6%
• Equity multiple: 6.57×
• Total profit: $319,797
• Equity at exit: $110,350

Cash invested: $57,400 (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 92011

• Home prices YoY: 0.4%
• Rents YoY: 3.5%
• Active inventory: 96
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,096 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $1,819

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 51%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Caminito Madrigal Unit B Carlsbad, CA	2.0	1.0	897	$3,200	$3.57	11d	1	0.64mi
908 Caminito Madrigal Carlsbad, CA	2.0	2.0	897	$4,500	$5.02	44d	1	0.68mi
908 Caminito Madrigal Unit D Carlsbad, CA	2.0	1.5	897	$4,500	$5.02	44d	1	0.69mi
6675 Paseo del Norte Unit B Carlsbad, CA	2.0	2.0	959	$4,300	$4.48	44d	1	0.70mi
6675 Paseo del Norte Unit A Carlsbad, CA	2.0	2.0	959	$3,850	$4.01	5d	1	0.70mi
6677 Paseo Del Norte Carlsbad, CA	2.0	2.0	959	$4,500	$4.69	44d	1	0.71mi
6677 Paseo del Norte Unit B Carlsbad, CA	2.0	1.0	959	$3,950	$4.12	44d	1	0.71mi
6555 Sea Gate Rd Carlsbad, CA	2.0	2.0	1114	$4,095	$3.67	2d	3	0.75mi
925 Wind Drift Dr Carlsbad, CA	2.0	2.5	1110	$3,895	$3.51	44d	1	0.76mi
6938 Seascape Dr Carlsbad, CA	1.0–2.0	1.0–2.0	810	$3,775	$4.66	3d	9	0.84mi
1205 Aviara Pkwy Carlsbad, CA	1.0–2.0	1.0–2.0	917	$4,880	$5.32	3d	42	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $205,000 Active 84 DOM
2. 2026-06-17
   pricedays on market $205,000 Active 83 DOM
3. 2026-06-16
   days on market $224,000 Active 82 DOM
4. 2026-06-15
   days on market $224,000 Active 81 DOM
5. 2026-06-13
   days on market $224,000 Active 79 DOM
6. 2026-06-13
   days on market $224,000 Active 78 DOM
7. 2026-06-09
   days on market $224,000 Active 75 DOM
8. 2026-06-08
   days on market $224,000 Active 74 DOM
9. 2026-06-07
   days on market $224,000 Active 73 DOM
10. 2026-06-04
    days on market $224,000 Active 70 DOM
11. 2026-06-03
    days on market $224,000 Active 69 DOM
12. 2026-06-02
    days on market $224,000 Active 68 DOM
13. 2026-06-01
    days on market $224,000 Active 67 DOM
14. 2026-05-31
    days on market $224,000 Active 66 DOM
15. 2026-04-11
    price $224,000 2339-char remark

    Show marketing remark (2339 chars)

    Dream Cottage at the Beach! Welcome to this beautiful, newly renovated 2-bedroom, 2-bath beachside retreat located at 6550 Ponto Dr. #17, just across the street from the sand of Carlsbad’s iconic beaches. Nestled within the Lanikai Lane all-ages, gated beach community, this charming cottage-style home offers an Exceptional and Affordable opportunity to live at the beach full-time or enjoy as a second coastal retreat in one of Southern California’s most desirable beach locations. SELLER OPEN to concessions for buyers closing costs with acceptable offer. This turn-key open floorplan features a gorgeous new kitchen with new high-end energy efficient appliances, a large island with bar seating and stylish finishes—ideal for entertaining or relaxed coastal living. The bright and inviting living room is highlighted by a new decorative fireplace, adding warmth and charm. New all in one washer/dryer adds convenience. New luxury vinyl plank, new bathroom and thoughtful upgrades throughout complete the home. Professional fresh paint inside and out. Enjoy an expansive front deck perfect for taking in ocean air and spectacular sunset views, along with a private, cozy rear lanai for quiet relaxation. The covered carport includes an EV charging station and complete new 200 amp electrical panel. Embrace the coastal lifestyle with daily beach walks, biking, hiking, surfing, and water sports just outside your door. Minutes from the vibrant Carlsbad Village, offering outstanding dining, shopping, and coastal charm. Nearby attractions include lagoons and trails, golf courses, the Carlsbad Flower Fields, and Legoland, with easy access to the Amtrak/Coaster station. This community has an amazing vibe, welcoming neighbors and resort style amenities. Enjoy the community clubhouse, heated pool and spa, billiards, table tennis, community activities and more. Pets allowed with restrictions. This is a space-rent park; land is not included. Seller's space rent is currently approximately $2902 per month and subject to change, (approximately $3350) for new ownership. Buyer must verify all information, be qualified and approved by park management. This beautifully renovated beach home is priced to sell and will not last. This is a must see and rare opportunity to live affordably in famous Carlsbad at the Beach!

16. 2026-03-26
    listed $229,000 Active 2339-char remark

    Show marketing remark (2339 chars)

    Dream Cottage at the Beach! Welcome to this beautiful, newly renovated 2-bedroom, 2-bath beachside retreat located at 6550 Ponto Dr. #17, just across the street from the sand of Carlsbad’s iconic beaches. Nestled within the Lanikai Lane all-ages, gated beach community, this charming cottage-style home offers an Exceptional and Affordable opportunity to live at the beach full-time or enjoy as a second coastal retreat in one of Southern California’s most desirable beach locations. SELLER OPEN to concessions for buyers closing costs with acceptable offer. This turn-key open floorplan features a gorgeous new kitchen with new high-end energy efficient appliances, a large island with bar seating and stylish finishes—ideal for entertaining or relaxed coastal living. The bright and inviting living room is highlighted by a new decorative fireplace, adding warmth and charm. New all in one washer/dryer adds convenience. New luxury vinyl plank, new bathroom and thoughtful upgrades throughout complete the home. Professional fresh paint inside and out. Enjoy an expansive front deck perfect for taking in ocean air and spectacular sunset views, along with a private, cozy rear lanai for quiet relaxation. The covered carport includes an EV charging station and complete new 200 amp electrical panel. Embrace the coastal lifestyle with daily beach walks, biking, hiking, surfing, and water sports just outside your door. Minutes from the vibrant Carlsbad Village, offering outstanding dining, shopping, and coastal charm. Nearby attractions include lagoons and trails, golf courses, the Carlsbad Flower Fields, and Legoland, with easy access to the Amtrak/Coaster station. This community has an amazing vibe, welcoming neighbors and resort style amenities. Enjoy the community clubhouse, heated pool and spa, billiards, table tennis, community activities and more. Pets allowed with restrictions. This is a space-rent park; land is not included. Seller's space rent is currently approximately $2902 per month and subject to change, (approximately $3350) for new ownership. Buyer must verify all information, be qualified and approved by park management. This beautifully renovated beach home is priced to sell and will not last. This is a must see and rare opportunity to live affordably in famous Carlsbad at the Beach!

17. 2026-02-18
    historical
18. 2026-01-13
    status Active
19. 2026-01-12
    status Pending Sale
20. 2025-12-26
    listed $235,000 Active
21. 2023-09-22
    soldstatus $205,000 Closed Sale
22. 2023-08-26
    status Pending Sale
23. 2023-07-27
    listed $210,000 Active

ⓘ 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 5/10 Major 7 d/yr ≥82°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,156
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$3,932
• − Management: −$3,932
• − Depreciation: −$5,964
• Taxable income: $19,744
• Est. tax owed @ 24.0%: −$4,739
• After-tax cash flow: $17,094/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: Carlsbad Unified
• NCES district ID: 0607500
• Math proficiency: 68% ▲ 2.00%
• Reading proficiency: 76% ▲ 2.00%
• Median HH income: $81,200
• Composite: 65.11/100
• National rank: #1068
• State rank: #87 of 1400 in CA

Livability — Carlsbad

• Score: 78/100
• State rank: #67
• US rank: #2526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsbad, CA
• County: San Diego County · 3,178,799 people
• City population: 114,373
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 23,190
• Household income: $159,235
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 714.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 15% Asian 12%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Slovak 3% Italian 3%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Chinese 4% German/W. Germanic 2%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.75%
• Current HPI: 399.8502
• Rent YoY: ▲ 3.54%
• Metro: San Diego-Chula Vista-Carlsbad, 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

+6.7% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $224,000 CRMLS
• 2026-03-26 Listed $229,000 CRMLS
• 2026-02-18 Listing Removed — CRMLS
• 2026-01-13 Relisted — CRMLS
• 2026-01-12 Pending — CRMLS
• 2025-12-26 Listed $235,000 CRMLS
• 2023-09-22 Sold (MLS) $205,000 CRMLS
• 2023-08-26 Pending — CRMLS
• 2023-07-27 Listed $210,000 CRMLS

Property tax history

+1.9%/yr

Latest (2013): $377 · +1.6% YoY. Source: county tax records.