450 E Bradley Ave #89 · Bostonia, CA 92021

$104,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 13 Days on market

Built 1972 Fair condition Est $168k · 38% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACE RENT $1,750 Covers utilities water, sewer. Welcome to Rancho Mesa, a desirable gated 55+ community in El Cajon. This 2 bedroom, 2 bath home offers approximately 1,440 sq ft of living space with a functional layout and great potential to make it your own. The home features a spacious living area filled with natural light, an open kitchen with ample cabinetry, gas cooktop, and a large center island that connects to the dining area. The layout provides a comfortable flow with generous room sizes and plenty of storage throughout. The primary suite includes an attached bathroom with dual sinks and a separate vanity area. A second bedroom and full bath offer flexibility for guests or additi

Key facts

• Gated community
• Covered parking
• Ample cabinetry

Tags

• GATED COMMUNITY
• PRIVATE OUTDOOR SPACE
• COVERED PARKING
• COVERED PATIO AREA
• OPEN KITCHEN
• AMPLE CABINETRY

Property features AI

Finance

• Other: Located in the Rancho Mesa subdivision
• HOA & community: Located in a senior community (Rancho Mesa)

Exterior

• Parking: 4 total parking spaces; 2-car garage
• Utilities: Public sewer
• Home design: Manufactured home; Single-story
• Construction: Metal roof
• Exterior features: Gate fencing; Community pool

Interior

• Kitchen: Gas range
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Gas range; Central air conditioning; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $104k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $104k).
• Cap rate 22.4% vs local median 6.0% in Bostonia — 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 65/100 on livability (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: schools D, crime F, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 238 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 44% of the median local income ($74k/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 $722 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.57% ✓
• Cap rate: 22.41%
• Cash-on-cash: 57.55%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 E Bradley Ave #89	0.00mi	2/2.0	1,440 (0%)	0mo	$85,000	$59	100
450 E Bradley Ave #115	0.00mi	2/2.0	1,440 (0%)	7mo	$169,000	$117	94
450 E Bradley Ave #144	0.00mi	2/2.0	1,280 (-11%)	3mo	$159,000	$124	79
351 E Bradley Ave #149	0.17mi	3/2.0 (+1)	1,296 (-10%)	1mo	$127,500	$98	70
400 Greenfield Dr Spc 26 #26	0.49mi	3/2.0 (+1)	1,440 (0%)	5mo	$160,200	$111	68
255 E Bradley Ave Spc 43	0.32mi	3/2.0 (+1)	1,344 (-7%)	2mo	$165,000	$123	68
450 E Bradley Ave #127	0.07mi	3/2.0 (+1)	1,246 (-14%)	2mo	$106,000	$85	67
1120 Pepper Dr #17	0.74mi	2/2.0	1,440 (0%)	4mo	$125,000	$87	62
400 Greenfield Dr Spc 122	0.51mi	2/2.0	1,344 (-7%)	5mo	$80,000	$60	61
1120 Pepper Dr #78	0.68mi	2/2.0	1,368 (-5%)	10mo	$300,000	$219	52
400 Greenfield Dr #139	0.53mi	3/2.0 (+1)	1,296 (-10%)	8mo	$155,000	$120	46
1120 Pepper Dr #79	0.74mi	3/2.0 (+1)	1,344 (-7%)	6mo	$310,000	$231	44

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: 52.6%
• Equity multiple: 3.21×
• Total profit: $64,601
• Equity at exit: $15,581

10-year hold

• IRR: 56.7%
• Equity multiple: 5.82×
• Total profit: $141,037
• Equity at exit: $9,035

Cash invested: $29,260 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,691 high
• Mortgage (P&I): −$548
• Tax est. 1.5%: −$131 /mo · $1,568/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,403

Break-even live

Break-even rent $914

Max offer price $104,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,476	-5% $1,439	+0% $1,403	+5% $1,367	+10% $1,331
Rent	-10% $1,191	-5% $1,297	+0% $1,403	+5% $1,510	+10% $1,616
Rate	-1.0pp $1,456	-0.5pp $1,430	base $1,403	+0.5pp $1,376	+1.0pp $1,349

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,974	$2.66	0d	4	0.11mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.34mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	0d	15	0.58mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	22d	1	0.60mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.61mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	0d	1	0.91mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	0d	1	0.99mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,209	$2.61	0d	11	1.00mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	0d	1	1.02mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	0d	1	1.11mi
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	0d	1	1.25mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	3d	1	1.27mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	0d	1	1.27mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	11d	1	1.29mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	4d	1	1.29mi
8712 N Magnolia Ave Santee, CA	2.0	2.0	1060	$2,875	$2.71	0d	1	1.30mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	5d	1	1.32mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	1.36mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	0d	1	1.37mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	0d	1	1.37mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	21d	1	1.44mi
340 Wells Ave El Cajon, CA	2.0	2.0	1000	$2,775	$2.77	0d	2	1.45mi
8424 Pueblo Rd Unit 8424 Lakeside, CA	3.0	1.0	1000	$2,750	$2.75	2d	1	1.46mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,112	$2.37	0d	1	1.49mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-21
   listed $104,500 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 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,286
• − Mortgage interest: −$5,854
• − Property taxes: −$1,568
• − Insurance: −$522
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$3,040
• Taxable income: $16,137
• Est. tax owed @ 24.0%: −$3,873
• After-tax cash flow: $12,967/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and appliances, paint the interior, and replace the carpet. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Worn and dated
• Moderate appliances — Outdated and possibly inefficient

Value-add opportunities

• Both New kitchen appliances — Modernizes the space and improves functionality
• Both Paint interior walls — Enhances the appearance and value
• Both Replace carpet with hardwood or tile — Improves aesthetics and durability

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
appliances · Outdated and possibly inefficient	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both New kitchen appliances — Modernizes the space and improves functionality ↑
• Both Paint interior walls — Enhances the appearance and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and durability ↑

ⓘ 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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

2 events — show timeline

• 2026-05-06 Pending — SDMLS
• 2026-04-21 Listed $104,500 SDMLS