2305 Golden Gate Ave · Summerland, CA 93067

$2,450,000

4 bd · 2.0 ba · — sqft · SingleFamily · 2 Days on market

Built 1958 4,356 sqft lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This recently renovated Summerland duplex features granite countertops, new appliances, newer floors and washers/dryers. With both units leased great investment opportunity. Alternatively with unit B being leased under market and month to month a buyer could occupy unit B, get owner occupied financing and minimize their loan payment with strong income from unit A which just leased at market. Please call Listing Agents for additional information.

Key facts

• Income potential
• Detached office
• Artist's studio

Tags

• INCOME POTENTIAL
• PRIVATE FENCED YARDS
• INDIVIDUAL LAUNDRY FACILITIES
• AMPLE BASEMENT STORAGE
• DETACHED OFFICE
• ARTIST'S STUDIO

Property features AI

Finance

• Other: Pets allowed
• Financial info: Two-unit property; Monthly total reported: $8,333; Reported rent (unit 1): $100,000

Exterior

• Utilities: Heating available; Cooling available; Cooling type: Other; Heating type: Other
• Exterior features: Mixed foundation; Pier & post foundation; Raised foundation; Property in excellent condition; Zoned: Other

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Wood/laminate
• Bathrooms: Unit 1: 1 bath; Unit 2: 1 bath
• Interior features: In-unit laundry room; Wood/laminate flooring
• Laundry & utility: Laundry room inside the unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2.45M.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.11M (13.7% below list).
• Recommended offer: $2.11M (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#339 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, housing B; Watch: commute C-, amenities F, cost of living F.
• Carpinteria Unified (suburban): math 27% / reading 43% proficiency, ranked #255 of 517 in CA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summerland Elementary (math 50% / reading 50%, grade D, #410 of 1,571 statewide, top 28%, 50 students, 46% FRL) — zoned schools at 46% FRL track the district average.
• Zoned-school proficiency averages 50% at this address vs 35% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Carpinteria Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 9 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 719 units permitted in Santa Barbara County in 2024 (217 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($17k loan paydown + $28k appreciation (1.1% local appreciation)).
• Santa Barbara County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $686k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$161k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $1.10M; list at $2.45M implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,114,315 (13.7% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2335 Whitney Ave	0.07mi	3/2.5 (-1)	1,792	7mo	$2,675,000	$1,493	71
2365 Whitney Ave	0.12mi	3/3.0 (-1)	1,535	11mo	$2,362,230	$1,539	64
2402 Shelby St	0.17mi	3/3.5 (-1)	994	7mo	$1,890,000	$1,901	63
2525 Emerson St	0.38mi	3/2.5 (-1)	2,074	0mo	$3,195,000	$1,541	62
2211 Lillie Ave	0.22mi	4/4.5	1,590	6mo	$2,700,000	$1,698	62
2176 Ortega Hill Rd #A&B	0.30mi	5/2.0 (+1)	1,176	8mo	$2,040,000	$1,735	62
2240 Ortega Ranch Rd	0.30mi	5/4.5 (+1)	6,076	0mo	$9,725,000	$1,601	59
2631 Freesia Dr	0.66mi	3/2.5 (-1)	2,595	1mo	$3,900,000	$1,503	49
480 Ortega Ridge Rd	0.62mi	3/3.0 (-1)	3,681	5mo	$7,500,000	$2,037	45
2155 Birnam Wood Dr	0.71mi	3/3.0 (-1)	3,350	1mo	$5,700,000	$1,701	45
2720 Montecito Ranch Pl	0.67mi	4/6.0	6,157	2mo	$13,955,000	$2,267	39
2030 Creekside Rd	0.71mi	4/5.5	5,315	10mo	$7,200,000	$1,355	32

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.23×
• Total profit: $160,904
• Equity at exit: $853,647

10-year hold

• IRR: 8.8%
• Equity multiple: 2.09×
• Total profit: $745,411
• Equity at exit: $1,147,885

Cash invested: $686,000 (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 93067

• Home prices YoY: 0.2%
• Active inventory: 9
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $21,143 high
• Mortgage (P&I): −$12,848
• Tax from tax record: −$1,270 /mo · $15,235/yr
• Insurance: −$1,021
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,440
• Net cashflow: $1,565

Break-even live

Break-even rent $19,163

Max offer price $2,450,000

Occupancy floor 88%

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: $612,500
• Closing costs: $73,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2290 Golden Gate Ave Summerland, CA	3.0	2.0	1405	$9,500	$6.76	20d	1	0.06mi
2315 Finney St Summerland, CA	5.0	2.5	3483	$35,000	$10.05	43d	1	0.22mi
2345 Finney St Summerland, CA	3.0	3.0	1951	$23,000	$11.79	11d	1	0.23mi
2430 Whitney Ave Summerland, CA	3.0	3.0	1986	$19,500	$9.82	11d	1	0.23mi
2521 Whitney Ave Summerland, CA	4.0	3.0	2556	$9,000	$3.52	2d	1	0.36mi
2121 Summerland Heights Ln Santa Barbara, CA	3.0	2.5	2709	$20,000	$7.38	43d	1	0.43mi
2162 E Valley Rd Santa Barbara, CA	3.0	2.0	1825	$28,000	$15.34	23d	1	0.98mi
Crocker Sperry Dr Montecito, CA	3.0	3.5	2805	$28,500	$10.16	14d	1	1.07mi
710 Romero Canyon Rd Santa Barbara, CA	5.0	4.5	4476	$55,000	$12.29	23d	1	1.23mi
2084 Alisos Dr Santa Barbara, CA	4.0	4.5	—	$38,000	—	23d	1	1.35mi
1694 San Leandro Ln Santa Barbara, CA	3.0	2.5	2368	$22,500	$9.50	23d	1	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $2,450,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $2,450,000 Active 1 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: $15,235 · $1,270/mo
• Projected year-2 tax: $18,620 · $1,552/mo
• Expected delta: +$3,385/yr (+$282/mo · 22.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $253,718
• − Mortgage interest: −$137,238
• − Property taxes: −$15,235
• − Insurance: −$12,250
• − Repairs & maintenance: −$20,297
• − Management: −$20,297
• − Depreciation: −$71,273
• Taxable loss: −$22,873
• Est. tax savings @ 24.0%: +$5,490
• After-tax cash flow: $24,265/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: Carpinteria Unified
• NCES district ID: 0607560
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $70,780
• Composite: 32.27/100
• National rank: #5758
• State rank: #255 of 517 in CA

Livability — Summerland

• Score: 66/100
• State rank: #339
• US rank: #11657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerland, CA
• City population: 993
• Population (ZIP): 993

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 0.65)
• Race & ethnicity: White 45% Hispanic / Latino 34% Two or more races 28% Asian 18% Native American 9%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Russian 6% Italian 5% Lithuanian 3%
• Foreign-born: 9% · Vietnam, Canada
• Languages at home: 69% English-only · Spanish 24% Vietnamese 7%

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: ▲ 1.14%
• Current HPI: 459.4446
• Rent YoY: —
• Metro: —
• 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

+346.3% since first listed

13 events — show timeline

• 2026-06-16 Listed $2,450,000 SBMLS
• 2020-11-12 Sold (Public Records) $1,105,000 Public Records
• 2020-11-12 Sold (MLS) $1,105,000 SBMLS
• 2020-10-16 Contingent — SBMLS
• 2020-05-19 Listed $1,125,000 SBMLS
• 2017-12-23 Relisted — SBMLS
• 2017-12-22 Listing Removed — SBMLS
• 2017-10-25 Contingent — SBMLS
• 2017-09-18 Listed $995,000 SBMLS
• 2010-12-30 Sold (Public Records) $417,000 Public Records
• 2010-12-30 Sold (MLS) $417,000 SBMLS
• 2010-11-22 Listed $485,000 SBMLS
• 2010-06-14 Listed $549,000 SBMLS

Property tax history

+14.9%/yr

Latest (2025): $15,235 · +3.5% YoY. Source: county tax records.