10770 Jamacha Rd #38 · Spring Valley, CA 91978

$254,400

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 91 Days on market

Built 1971 Est $206k · 24% over

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

* * 1st MONTHS FREE SPACE RENT! * * This stunning 2 bed / 2 bath 1,440 sq ft home has been fully renovated with modern finishes, and major system upgrades, and thoughtful design throughout. The bright, open floor plan features wide plank luxury flooring, fresh interior paint, designer lighting, and a beautiful shiplap fireplace feature wall with electric fireplace and wood mantel. The kitchen features a dramatic coffered ceiling with recessed lighting, oversized 52” island with bar seating, Calacatta-style stone countertops, and brand-new stainless steel appliances including a counter-depth refrigerator, 5-burner gas slide-in range, dishwasher, and modern stainless island hood. Bot

Key facts

• Fully renovated
• Electric fireplace
• 2 parking spots

Tags

• FULLY RENOVATED
• MAJOR SYSTEM UPGRADES
• BRIGHT OPEN FLOOR PLAN
• WIDE PLANK LUXURY FLOORING
• SHIPLAP FIREPLACE FEATURE WALL
• ELECTRIC FIREPLACE

Property features AI

Finance

• HOA & community: Community clubhouse; Senior community (Rancho Jamacha Estates)

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Mobile home; Single‑story; Updated / remodeled
• Construction: Aluminum siding; Flat roof
• Exterior features: Covered porch with awning(s)

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Free‑standing range; Gas range; Self‑cleaning oven; Ice maker; Range hood
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Ceiling fans; Living room fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $254k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $254k).
• Recommended offer: $232k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.9% in Spring Valley — 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 59/100 on livability (#627 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, employment A, housing B+; Watch: schools D+, crime F, amenities F.
• La Mesa-Spring Valley (suburban): math 41% / reading 53% proficiency, ranked #478 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Recommended offer $231,504 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10767 Jamacha Blvd #255	0.11mi	3/2.0 (+1)	1,440 (0%)	14mo	$230,000	$160	78
10767 Jamacha Blvd #88	0.11mi	3/2.0 (+1)	1,440 (0%)	16mo	$193,000	$134	77
10767 Jamacha Blvd Spc 62	0.11mi	3/2.0 (+1)	1,540 (+7%)	2mo	$219,000	$142	77
10770 Jamacha Blvd #58	0.00mi	2/2.0	1,368 (-5%)	21mo	$80,000	$58	74
10767 Jamacha Blvd #139	0.11mi	3/2.0 (+1)	1,456 (+1%)	20mo	$260,000	$179	72
10767 Jamacha Blvd #145	0.11mi	3/2.0 (+1)	1,440 (0%)	24mo	$230,000	$160	70
10767 Jamacha Blvd Spc 68	0.11mi	3/2.0 (+1)	1,325 (-8%)	9mo	$170,000	$128	69
10767 Jamacha Blvd #122	0.11mi	3/2.0 (+1)	1,368 (-5%)	18mo	$212,500	$155	67
10767 Jamacha Blvd Spc 147	0.21mi	3/2.0 (+1)	1,325 (-8%)	8mo	$190,000	$143	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $6,468
• Equity at exit: $37,932

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $67,176
• Equity at exit: $21,996

Cash invested: $71,232 (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 91978

• Active inventory: 20
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,172 high
• Mortgage (P&I): −$1,334
• Tax est. 1.5%: −$318 /mo · $3,816/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $748

Break-even live

Break-even rent $2,225

Max offer price $254,400

Occupancy floor 71%

Sensitivity live

Price	-10% $924	-5% $836	+0% $748	+5% $660	+10% $572
Rent	-10% $497	-5% $623	+0% $748	+5% $873	+10% $999
Rate	-1.0pp $876	-0.5pp $813	base $748	+0.5pp $682	+1.0pp $615

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: $63,600
• Closing costs: $7,632
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10850 Jamacha Blvd Spring Valley, CA	1.0–2.0	1.0–2.0	865	$2,522	$2.92	0d	7	0.20mi
2912 Anawood Way Spring Valley, CA	3.0	2.0	1059	$3,100	$2.93	0d	1	0.34mi
2615 Babaco St Spring Valley, CA	3.0	2.5	1859	$5,500	$2.96	0d	1	0.59mi
3115 Sweetwater Springs Blvd Spring Valley, CA	1.0–2.0	1.0–2.0	905	$2,999	$3.31	2d	31	0.61mi
10108 Calle Marinero Spring Valley, CA	2.0–3.0	1.5	1038	$2,525	$2.43	2d	3	0.72mi
3265 Sweetwater Springs Blvd Spring Valley, CA	1.0–3.0	1.0–2.0	969	$2,872	$2.96	2d	1	0.86mi
2758 Lake Pointe Dr Spring Valley, CA	2.0–4.0	2.0–3.0	1484	$3,341	$2.25	0d	2	0.97mi
10423 Madrid Way Spring Valley, CA	1.0	1.0	1700	$1,200	$0.71	8d	1	1.13mi

Listing history 21 events

1. 2026-06-18
   days on market $254,400 Active 91 DOM
2. 2026-06-17
   days on market $254,400 Active 90 DOM
3. 2026-06-16
   days on market $254,400 Active 89 DOM
4. 2026-06-15
   days on market $254,400 Active 88 DOM
5. 2026-06-13
   days on market $254,400 Active 86 DOM
6. 2026-06-13
   days on market $254,400 Active 85 DOM
7. 2026-06-09
   days on market $254,400 Active 82 DOM
8. 2026-06-08
   days on market $254,400 Active 81 DOM
9. 2026-06-07
   days on market $254,400 Active 80 DOM
10. 2026-06-04
    days on market $254,400 Active 77 DOM
11. 2026-06-03
    days on market $254,400 Active 76 DOM
12. 2026-06-02
    days on market $254,400 Active 75 DOM
13. 2026-06-01
    days on market $254,400 Active 74 DOM
14. 2026-05-31
    days on market $254,400 Active 73 DOM
15. 2026-04-24
    price $254,400
16. 2026-03-19
    listed $267,000 Active
17. 2011-09-08
    historical
18. 2011-09-07
    historical
19. 2011-06-04
    price $34,995
20. 2011-03-08
    listed $39,995 Active
21. 2011-03-08
    listed $34,995

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,068
• − Mortgage interest: −$14,250
• − Property taxes: −$3,816
• − Insurance: −$1,272
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$7,401
• Taxable income: $5,238
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $7,719/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: La Mesa-Spring Valley
• NCES district ID: 0620250
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $61,742
• Composite: 43.53/100
• National rank: #6442
• State rank: #478 of 1400 in CA

Livability — Spring Valley

• Score: 59/100
• State rank: #627
• US rank: #19882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, CA
• City population: 61,064
• Population (ZIP): 10,511

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Hispanic / Latino 37% Two or more races 19% Black 11% Asian 6%
• Hispanic origin (detail): Mexican 28% Dominican 4%
• Common ancestry: Arab 4% Romanian 1% Portuguese 1%
• Foreign-born: 22% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 30% Arabic 3% Other Asian/Pacific 3%

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: ▼ -341.95%
• Current HPI: 330.6808
• 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

+627.0% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $254,400 SDMLS
• 2026-03-19 Listed $267,000 SDMLS
• 2011-09-08 Listing Removed — SDMLS
• 2011-09-07 Listing Removed — CRMLS
• 2011-06-04 Price Changed $34,995 SDMLS
• 2011-03-08 Listed $39,995 SDMLS
• 2011-03-08 Listed $34,995 CRMLS