27120 Sea Vista Dr #3 · Malibu, CA 90265

$849,000

3 bd · 3.0 ba · 2,898 sqft · SingleFamily · 325 Days on market

Built 1959 Excellent condition 0.70 ac lot $293/sqft · 87% below area ↓ 8% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Appreciation +5.3/10.0
• Condition / age +4.8/5.0
• Livability +2.7/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

New Co-Ownership Opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Cool, casual and contemporary, this 3-bedroom, 3-bathroom Malibu retreat offers ocean views and indoor/outdoor living at its best. Pocketing Fleetwood glass doors connect the living room with a massive deck. Set against an ocean backdrop, the deck features a BBQ area, fireplace, two fire pits and a spa. A few steps down from the deck is a large grassy lawn and garden, with stunning Pacific vistas. The sleek kitchen has plenty of counter space, high-end appliances and casual island dining. Just steps away is a more formal dining area facing the garden. Folding glass doors in the generous primary suite lead to the deck and ocean views. The crisp en suite bathroom has a relaxing soaking tub and tiled shower. Two more bedrooms and a bathroom complete the main floor. The lower level consists of a laundry room and a studio suite with a three-quarter bathroom. The home comes fully furnished and professionally decorated.

Key facts

• Spa
• Bbq area
• Fire pits

Tags

• INDOOR OUTDOOR LIVING
• MASSIVE DECK
• BBQ AREA
• FIREPLACE
• FIRE PITS
• SPA

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $849k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $849k).
• Recommended offer: $747k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 0.7% in Malibu — 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 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B; Watch: housing C-, crime F, amenities F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.4%/yr); 627 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; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $11,394/mo this rent would consume 69% of the median local household income ($197k/yr) (locally 420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($6k loan paydown + $5k appreciation (0.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.6% appreciation + 0.0% rent growth), your $238k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($747k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $76k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $747,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 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 1959 — 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 B-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. 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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $6,436,073
• List price: $849,000
• Delta: -86.81%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26508 Latigo Shore Dr	0.68mi	3/4.0	2,817 (-3%)	1mo	$8,500,000	$3,017	59
26504 Latigo Shore Dr	0.69mi	3/4.0	2,527 (-13%)	13mo	$9,525,000	$3,769	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.70×
• Total profit: $166,491
• Equity at exit: $273,079

10-year hold

• IRR: 16.3%
• Equity multiple: 2.74×
• Total profit: $413,981
• Equity at exit: $350,276

Cash invested: $237,720 (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 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 627
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $11,394 medium
• Mortgage (P&I): −$4,452
• Tax est. 1.5%: −$1,061 /mo · $12,735/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,393
• Net cashflow: $3,134

Break-even live

Break-even rent $7,427

Max offer price $849,000

Occupancy floor 68%

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27187 Sea Vista Dr Malibu, CA	4.0	3.0	3030	$35,000	$11.55	44d	1	0.09mi
27082 Malibu Cove Colony Dr Malibu, CA	4.0	5.0	3412	$40,000	$11.72	44d	1	0.09mi
6456 Sycamore Meadows Dr Malibu, CA	4.0	4.0	2450	$35,000	$14.29	44d	1	0.17mi
27348 Pacific Coast Hwy Malibu, CA	4.0	4.0	3474	$85,000	$24.47	44d	1	0.41mi
26863 Via Linda St Malibu, CA	3.0	2.0	2112	$10,000	$4.73	24d	1	0.41mi
27428 Pacific Coast Hwy Malibu, CA	4.0	4.0	3959	$35,000	$8.84	24d	1	0.48mi
27553 Pacific Coast Hwy Malibu, CA	4.0	4.5	3699	$30,000	$8.11	2d	1	0.69mi
26508 Latigo Shore Dr Malibu, CA	3.0	3.5	2817	$45,000	$15.97	24d	1	0.70mi
27450 Calicut Rd Malibu, CA	4.0	4.5	4050	$35,000	$8.64	44d	1	1.08mi
26044 Pacific Coast Hwy Malibu, CA	4.0	4.0	2389	$27,500	$11.51	44d	1	1.23mi
4372 Hillview Dr Malibu, CA	4.0	3.0	2768	$12,000	$4.34	15d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $849,000 Active 325 DOM
2. 2026-06-17
   days on market $849,000 Active 324 DOM
3. 2026-06-16
   days on market $849,000 Active 323 DOM
4. 2026-06-15
   days on market $849,000 Active 322 DOM
5. 2026-06-13
   days on market $849,000 Active 320 DOM
6. 2026-06-13
   days on market $849,000 Active 319 DOM
7. 2026-06-09
   days on market $849,000 Active 316 DOM
8. 2026-06-08
   days on market $849,000 Active 315 DOM
9. 2026-06-07
   days on market $849,000 Active 314 DOM
10. 2026-06-04
    days on market $849,000 Active 311 DOM
11. 2026-06-03
    days on market $849,000 Active 310 DOM
12. 2026-06-02
    days on market $849,000 Active 309 DOM
13. 2026-06-01
    days on market $849,000 Active 308 DOM
14. 2026-05-31
    days on market $849,000 Active 307 DOM
15. 2026-04-16
    price $849,000 1027-char remark

    Show marketing remark (1027 chars)

    New Co-Ownership Opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Cool, casual and contemporary, this 3-bedroom, 3-bathroom Malibu retreat offers ocean views and indoor/outdoor living at its best. Pocketing Fleetwood glass doors connect the living room with a massive deck. Set against an ocean backdrop, the deck features a BBQ area, fireplace, two fire pits and a spa. A few steps down from the deck is a large grassy lawn and garden, with stunning Pacific vistas. The sleek kitchen has plenty of counter space, high-end appliances and casual island dining. Just steps away is a more formal dining area facing the garden. Folding glass doors in the generous primary suite lead to the deck and ocean views. The crisp en suite bathroom has a relaxing soaking tub and tiled shower. Two more bedrooms and a bathroom complete the main floor. The lower level consists of a laundry room and a studio suite with a three-quarter bathroom. The home comes fully furnished and professionally decorated.

16. 2026-02-02
    price $899,000 1027-char remark

    Show marketing remark (1027 chars)

    New Co-Ownership Opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Cool, casual and contemporary, this 3-bedroom, 3-bathroom Malibu retreat offers ocean views and indoor/outdoor living at its best. Pocketing Fleetwood glass doors connect the living room with a massive deck. Set against an ocean backdrop, the deck features a BBQ area, fireplace, two fire pits and a spa. A few steps down from the deck is a large grassy lawn and garden, with stunning Pacific vistas. The sleek kitchen has plenty of counter space, high-end appliances and casual island dining. Just steps away is a more formal dining area facing the garden. Folding glass doors in the generous primary suite lead to the deck and ocean views. The crisp en suite bathroom has a relaxing soaking tub and tiled shower. Two more bedrooms and a bathroom complete the main floor. The lower level consists of a laundry room and a studio suite with a three-quarter bathroom. The home comes fully furnished and professionally decorated.

17. 2025-07-28
    listed $925,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    New Co-Ownership Opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Cool, casual and contemporary, this 3-bedroom, 3-bathroom Malibu retreat offers ocean views and indoor/outdoor living at its best. Pocketing Fleetwood glass doors connect the living room with a massive deck. Set against an ocean backdrop, the deck features a BBQ area, fireplace, two fire pits and a spa. A few steps down from the deck is a large grassy lawn and garden, with stunning Pacific vistas. The sleek kitchen has plenty of counter space, high-end appliances and casual island dining. Just steps away is a more formal dining area facing the garden. Folding glass doors in the generous primary suite lead to the deck and ocean views. The crisp en suite bathroom has a relaxing soaking tub and tiled shower. Two more bedrooms and a bathroom complete the main floor. The lower level consists of a laundry room and a studio suite with a three-quarter bathroom. The home comes fully furnished and professionally decorated.

18. 2024-12-12
    listed 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥83°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,722
• − Mortgage interest: −$47,557
• − Property taxes: −$12,735
• − Insurance: −$4,245
• − Repairs & maintenance: −$10,938
• − Management: −$10,938
• − Depreciation: −$24,698
• Taxable income: $25,611
• Est. tax owed @ 24.0%: −$6,147
• After-tax cash flow: $31,457/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This stunning, modern home in Malibu offers exceptional curb appeal, spacious interiors, and a prime location with ocean views. It is move-in ready and ready to be enhanced with smart home features and landscaping improvements.

Value-add opportunities

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space
• Both Smart home integration — Improves convenience and energy efficiency
• Both Smart security system — Enhances safety and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space ↑
• Both Smart home integration — Improves convenience and energy efficiency ↑
• Both Smart security system — Enhances safety and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Santa Monica-Malibu Unified
• NCES district ID: 0635700
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $81,489
• Composite: 61.58/100
• National rank: #1535
• State rank: #123 of 1400 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malibu, CA
• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 2%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• Metro: Los Angeles-Long Beach-Anaheim, 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

-8.2% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $849,000 TheMLS
• 2026-02-02 Price Changed $899,000 TheMLS
• 2025-07-28 Listed $925,000 TheMLS
• 2024-12-12 Listed — TheMLS