321 W North Ave #177 · Lompoc, CA 93436

$155,000

1 bd · 1.0 ba · 756 sqft · Manufactured public records · 16 Days on market

Built 2009 1,529 sqft lot $533/mo HOA · 26% of rent

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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 +20.3/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer Family park mobile home for sale !!!, built in 2009 this 756 square foot 1 bedroom 1 bath mobile features a large living and dining area.The master bedroom is large and spacious with a walk in closet and the master bathroom features a walk shower and tub. and shed will stay without warranty.There is also a very spacious carport!!! Del Norte Mobile Home Estates offers on-site management during the day, a pool, club house and is walking distance to convenience stores and elementary schools. Hurry this home will not last!

Key facts

• Sling glass door
• Laminate flooring
• Linen closet

Tags

• PAINTED INSIDE AND OUT
• LAMINATE FLOORING
• GENEROUS WINDOWS
• SLING GLASS DOOR
• STACKABLE UNITS
• LINEN CLOSET

Property features AI

Finance

• HOA & community: Association with monthly fee of $533; Association covers property management and common area maintenance; Community amenities include pool and clubhouse; Pets allowed with restrictions; Land lease $533

Exterior

• Parking: No street parking (other parking); Carport parking available (per directions)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured unit); Model: Golden Pacific; Make: CMH MFG WEST; Approx. length 54 ft, width 34 ft
• Construction: Axles foundation
• Exterior features: Shingle roof; Tool shed

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Breakfast bar
• Laundry & utility: Washer included; Dryer included; Refrigerator included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Lompoc — 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 56/100 on livability (#786 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D, amenities F, commute F.
• Lompoc Unified (suburban): math 29% / reading 44% proficiency, ranked #818 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: La Canada Elementary (592 students, 78% FRL); Lompoc Valley Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 807 students, 74% FRL); Lompoc High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 1,690 students, 61% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 155 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($80k/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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.31% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,630
• Equity at exit: $23,111

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $9,834
• Equity at exit: $13,402

Cash invested: $43,400 (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 93436

• Rents YoY: 3.3%
• Active inventory: 155
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$813
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$65
• HOA: −$533
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $197

Break-even live

Break-even rent $1,839

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $285	-5% $241	+0% $197	+5% $153	+10% $110
Rent	-10% $32	-5% $115	+0% $197	+5% $280	+10% $362
Rate	-1.0pp $275	-0.5pp $237	base $197	+0.5pp $157	+1.0pp $116

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 W Barton Ave Unit 2 Lompoc, CA	2.0	1.5	878	$2,200	$2.51	45d	1	0.21mi
401 W Pine Ave Lompoc, CA	1.0–2.0	1.0	734	$1,905	$2.59	15d	1	0.22mi
804 W Nectarine Ave Lompoc, CA	2.0	1.0	850	$2,200	$2.59	45d	1	0.40mi
423 N N St Lompoc, CA	2.0	1.0	900	$2,200	$2.44	45d	1	0.65mi
321 N L St Unit C Lompoc, CA	2.0	1.0	1100	$2,400	$2.18	25d	1	0.74mi
812 W Laurel Ave Lompoc, CA	2.0	1.0	800	$2,170	$2.71	15d	2	0.78mi
324 W Chestnut Ave Lompoc, CA	2.0	2.5	940	$2,600	$2.77	25d	1	0.83mi
925 W Chestnut Ave Lompoc, CA	2.0	1.0	699	$2,070	$2.96	15d	3	0.85mi
960 W Chestnut Ave Unit 946-D Lompoc, CA	2.0	1.0	800	$2,050	$2.56	25d	1	0.90mi
218 N C St Lompoc, CA	2.0	1.0	950	$1,875	$1.97	25d	1	1.10mi
2220 Briar Creek Way Unit 2-107 Lompoc, CA	1.0	1.0	655	$2,200	$3.36	45d	1	1.20mi
604 N 4th St Unit N604B Lompoc, CA	2.0	1.0	800	$2,300	$2.88	45d	1	1.20mi
1113 W Cypress Ave Lompoc, CA	2.0	1.5	953	$2,500	$2.62	15d	1	1.24mi
214 S F St #2 Lompoc, CA	2.0	1.5	946	$2,500	$2.64	25d	1	1.27mi
505 N Sixth St Unit A Lompoc, CA	2.0	1.0	600	$2,000	$3.33	15d	1	1.34mi

HOA detail

• Monthly dues: $533 · $6,396/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-21
   pricedays on market $155,000 Active 16 DOM
2. 2026-06-18
   days on market $170,000 Active 13 DOM
3. 2026-06-17
   days on market $170,000 Active 12 DOM
4. 2026-06-16
   days on market $170,000 Active 11 DOM
5. 2026-06-15
   days on market $170,000 Active 10 DOM
6. 2026-06-14
   days on market $170,000 Active 8 DOM
7. 2026-06-13
   days on market $170,000 Active 7 DOM
8. 2026-06-10
   days on market $170,000 Active 5 DOM
9. 2026-06-09
   days on market $170,000 Active 4 DOM
10. 2026-06-08
    days on market $170,000 Active 3 DOM
11. 2026-06-07
    remarks 608-char remark
12. 2026-06-07
    listed $170,000 Active 2 DOM

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$667/yr (+$56/mo · 130.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,068
• − Mortgage interest: −$8,682
• − Property taxes: −$511
• − Insurance: −$775
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$6,396
• − Depreciation: −$4,509
• Taxable income: $184
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,324/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: Lompoc Unified
• NCES district ID: 0622410
• Math proficiency: 29% ▲ 3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $53,716
• Composite: 34.49/100
• National rank: #10135
• State rank: #818 of 1400 in CA

Livability — Lompoc

• Score: 56/100
• State rank: #786
• US rank: #22552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lompoc, CA
• County: Santa Barbara County · 410,380 people
• City population: 55,820
• Metro: Santa Maria-Santa Barbara, CA
• Population (ZIP): 55,820
• Household income: $80,097
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 34% Two or more races 25% Black 3% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 37% Other Asian/Pacific 1% 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: ▼ -574.83%
• Current HPI: 310.2366
• Rent YoY: ▲ 3.31%
• 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

+54.5% since first listed

4 events — show timeline

• 2026-06-05 Listed $170,000 NSBCRMLS
• 2023-08-11 Sold (MLS) $105,000 NSBCRMLS
• 2023-07-22 Pending — NSBCRMLS
• 2023-06-21 Listed $110,000 NSBCRMLS

Property tax history

-2.8%/yr

Latest (2025): $511 · +5.7% YoY. Source: county tax records.