2181 Avenida del Mexico #32 · San Diego, CA 92154

$249,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 1 Days on market

Built 2006 Good condition 2,000 sqft lot Est $212k · 18% over

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Why this score? — see what drove the D 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a desirable all-ages manufactured home community in South San Diego, this home was remodeled in 2020 and offers designer finishes, quality craftsmanship, and exceptional value. At the heart of the home, the beautifully redesigned kitchen showcases premium quartzite countertops and backsplash, a stunning quartzite waterfall island, custom-built kitchen cabinetry, and an apron-front farmhouse sink. Additional interior highlights include a functional laundry room featuring custom-built cabinetry for additional storage. Throughout the home, you’ll find smooth-finished walls and ceilings, energy-efficient dual-pane windows with custom window trim, finished window sills, and prem

Key facts

• Remodeled in 2020
• 2,000 sq ft lot
• 2 parking spots

Tags

• REMODELED IN 2020
• PREMIUM QUARTZITE COUNTERTOPS
• QUARTZITE WATERFALL ISLAND
• CUSTOM-BUILT KITCHEN CABINETRY
• APRON-FRONT FARMHOUSE SINK
• FUNCTIONAL LAUNDRY ROOM

Property features AI

Finance

• Other: Living area source: Public records; Lot size source: Estimated; Park directions available
• HOA & community: Community features: Urban; Land lease: $1,185

Exterior

• Parking: 2 carport spaces; 2 total parking spaces; Located in Sunset View park
• Utilities: Public sewer
• Home design: Mobile home (20' x 48') remains on site; Single-story
• Construction: Mobile home construction
• Exterior features: No pool; Lot estimated as 0–1 unit/acre

Interior

• Kitchen: Kitchen (public records listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home; Front entry; Has a view
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $250k (0.1% below list).
• Recommended offer: $250k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.0% in San Diego — 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 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.5%/yr); 210 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $249,688

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $212,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
874 Hollister St #54	0.15mi	3/2.0 (+1)	1,040 (+8%)	16mo	$230,000	$221	61
2626 Coronado Ave #4	0.67mi	2/2.0	940 (-2%)	16mo	$242,260	$258	52
1023 OUTER Rd #56	0.40mi	3/2.0 (+1)	1,040 (+8%)	20mo	$230,000	$221	46
1165 Hollister St Spc 26	0.49mi	3/2.0 (+1)	840 (-12%)	7mo	$140,000	$167	45
2626 Coronado Ave #66	0.67mi	2/2.0	1,080 (+12%)	22mo	$217,000	$201	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-32,136
• Equity at exit: $37,261

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-35,973
• Equity at exit: $21,607

Cash invested: $69,972 (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 92154

• Rents YoY: -0.5%
• Active inventory: 210
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,497 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $246

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 85%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2055 Avenida Del Mexico Apt 208 San Diego, CA	2.0	2.0	960	$2,300	$2.40	16d	1	0.19mi
768 Hollister St San Diego, CA	2.0	2.0	840	$2,300	$2.74	1d	1	0.22mi
1945 Avenida del Mexico #244 San Diego, CA	1.0	1.0	650	$2,395	$3.68	1d	1	0.23mi
1945 Avenida del Mexico #141 San Diego, CA	1.0	1.0	650	$2,195	$3.38	1d	1	0.23mi
1939 Avenida Del Mexico San Diego, CA	1.0	1.0	650	$2,295	$3.53	1d	2	0.24mi
1949 Avenida del Mexico #237 San Diego, CA	1.0	1.0	650	$2,295	$3.53	19d	1	0.24mi
1910 Avenida del Mexico San Diego, CA	1.0	1.0	655	$1,820	$2.78	3d	1	0.30mi
1910 Avenida del Mexico #205 San Diego, CA	2.0	2.0	885	$2,595	$2.93	1d	1	0.30mi
1001 Outer Rd San Diego, CA	2.0	2.0	1000	$2,538	$2.54	1d	5	0.30mi
736 18th St San Diego, CA	2.0	1.0	880	$3,400	$3.86	19d	1	0.44mi
1063 18th St San Diego, CA	2.0	1.0	1050	$3,100	$2.95	1d	1	0.47mi
2367 Grove Ave San Diego, CA	1.0	1.0	602	$2,150	$3.57	17d	1	0.68mi
2367 Grove Ave San Diego, CA	1.0–2.0	1.0	741	$2,495	$3.36	1d	4	0.68mi
933 15th St San Diego, CA	3.0	2.0	1050	$3,350	$3.19	1d	1	0.75mi
1394 Oro Vista Rd San Diego, CA	2.0–3.0	2.0	1088	$2,725	$2.50	1d	4	0.79mi
1042 15th St Unit Del Coronado Villas San Diego, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	0.81mi
1042 15th St Unit 1 bedroom RENT SPECIAL San Diego, CA	1.0	1.0	700	$1,950	$2.79	1d	1	0.82mi
1042 15th St San Diego, CA	1.0–2.0	1.0	850	$2,300	$2.71	4d	2	0.83mi
1485 Elder Ave San Diego, CA	1.0	1.0	550	$1,795	$3.26	1d	1	0.84mi
1435 Elder Ave San Diego, CA	1.0	1.0	640	$1,950	$3.05	1d	2	0.91mi
1055 Georgia St Imperial Beach, CA	2.0	1.0	770	$2,150	$2.79	10d	4	0.97mi
924 Georgia St Imperial Beach, CA	3.0	2.0	1083	$3,295	$3.04	1d	1	0.98mi
1471 Grove Ave Imperial Beach, CA	2.0	2.0	850	$2,675	$3.15	1d	5	1.00mi
835 13th St Unit 851D Imperial Beach, CA	1.0	1.0	600	$1,800	$3.00	1d	1	1.01mi
835 13th St Unit 859F Imperial Beach, CA	1.0	1.0	600	$1,795	$2.99	1d	1	1.01mi
1070 Georgia St Unit D Imperial Beach, CA	2.0	2.0	850	$2,600	$3.06	1d	1	1.02mi
966 13th St Imperial Beach, CA	2.0	1.0	900	$2,850	$3.17	17d	1	1.05mi
1391 27th St San Diego, CA	1.0–2.0	1.0–2.0	700	$2,495	$3.56	1d	3	1.07mi
1422 Holly Ave Imperial Beach, CA	2.0	1.0	800	$2,400	$3.00	1d	1	1.07mi
1411 Holly Ave Unit 1413 Holly Imperial Beach, CA	2.0	1.0	900	$2,500	$2.78	20d	1	1.11mi
1555 Satellite Blvd San Diego, CA	1.0	1.0	550	$2,095	$3.81	1d	5	1.12mi
1415 14th St Unit IB VILLAS Imperial Beach, CA	1.0	1.0	525	$1,750	$3.33	1d	1	1.12mi
1415 14th St Imperial Beach, CA	1.0	1.0	525	$1,750	$3.33	4d	1	1.12mi
1150 13th St Unit 202 Imperial Beach, CA	2.0	1.5	1000	$2,300	$2.30	1d	1	1.12mi
1486 15th St Imperial Beach, CA	2.0	1.0	858	$2,400	$2.80	1d	1	1.13mi
1488 15th St Imperial Beach, CA	2.0	1.0	828	$2,250	$2.72	10d	1	1.13mi
1587 Oro Vista Rd San Diego, CA	1.0–2.0	1.0–2.0	805	$2,495	$3.10	1d	4	1.14mi
1086 Florence St Unit L Imperial Beach, CA	2.0	1.0	800	$2,095	$2.62	1d	1	1.16mi
1451 14th St Unit 4 Imperial Beach, CA	2.0	1.0	700	$2,200	$3.14	10d	1	1.16mi
1451 14th St Unit 2 Imperial Beach, CA	2.0	1.5	850	$2,245	$2.64	14d	1	1.16mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $249,900 Coming Soon 1 DOM

ⓘ 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 4/10 Moderate 7 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,963
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$7,270
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $3,210/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 · 4 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in a desirable community has been recently remodeled and offers premium finishes. It is ready for immediate occupancy and minor updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑

ⓘ 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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 80,445
• Household income: $94,901
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2959.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 12% Asian 12% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 65%
• Foreign-born: 32% · Canada, China
• Languages at home: 35% English-only · Spanish 56% Tagalog/Filipino 7% Chinese 1%

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: ▼ -568.62%
• Current HPI: 393.1836
• Rent YoY: ▼ -0.52%
• 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

1 event — show timeline

• 2026-06-17 Coming Soon $249,900 CRMLS