718 Sycamore Ave #21 · Vista, CA 92083

$89,900

2 bd · 2.0 ba · 820 sqft · Manufactured · 82 Days on market

Built 1971 $110/sqft · 23% below area Est $117k · 23% 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 +5.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * NEW PRICE * * Located in a 55+ Community in Beautiful Vista * * 2 Bedrooms/2 Baths * * Fantastic Community-Clubhouse-Pool-Billards * * Walking Distance to Stater Brothers Grocery Store-Target-Walmart-Dining-Animal Veterinarian and more * * Home is located near Guest Parking Spaces * * No Homes across from this Home * * Bring in your ideas and make this home your own * * Extra Room to be used for that additional Space you may need * * Great Carport Area * * Nice Shed * * Second Resident can be 35+ * * Pets on Approval * * Monthly Space Rent $1,450.00 per Month * * Come Bring Your Ideas to Make This Home In North County Your Specail Place * *

Key facts

• Shed
• Community pool
• Community clubhouse

Tags

• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• WALKING DISTANCE TO DINING
• EXTRA ROOM
• CARPORT AREA
• SHED

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$117,240) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 2.4% in Vista — 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 60/100 on livability (#584 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-; Watch: schools F, amenities F, cost of living F.
• San Marcos Unified (suburban): math 52% / reading 67% proficiency, ranked #249 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 74 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 38% of the median local income ($87k/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 $622 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 + 3.4% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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 F-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. 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: 3.05% ✓
• Cap rate: 26.94%
• Cash-on-cash: 73.75%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (median comp): $117,240
• List price: $89,900
• Delta: -23.32%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Sycamore Ave #23	0.07mi	2/1.0	840 (+2%)	2mo	$45,000	$54	87
718 Sycamore Ave #126	0.07mi	2/2.0	880 (+7%)	13mo	$170,000	$193	74

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 74.0%
• Equity multiple: 4.39×
• Total profit: $85,228
• Equity at exit: $13,404

10-year hold

• IRR: 77.9%
• Equity multiple: 9.20×
• Total profit: $206,313
• Equity at exit: $7,773

Cash invested: $25,172 (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 92083

• Rents YoY: 3.4%
• Active inventory: 74
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,745 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $1,547

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 39%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Heatherwood Ln Vista, CA	1.0–2.0	1.0–2.0	786	$2,950	$3.75	2d	8	0.47mi
1982 Wellington Ln Vista, CA	1.0–2.0	1.0–2.0	852	$3,036	$3.56	3d	3	0.47mi
1941 Wellington Ln #7 Vista, CA	2.0	2.0	924	$2,750	$2.98	43d	1	0.47mi
920 Sycamore Ave Vista, CA	2.0	2.0	950	$2,675	$2.82	3d	1	0.48mi
221 Smilax Rd Vista, CA	1.0–2.0	1.0–2.0	855	$2,799	$3.27	2d	8	0.58mi
2183 Primrose Ave Unit B Vista, CA	1.0	1.0	850	$2,075	$2.44	24d	1	0.60mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	24d	1	0.67mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	43d	1	0.67mi
300 Smilax Rd Unit 11 San Marcos, CA	2.0	1.0	875	$2,675	$3.06	24d	1	0.69mi
122 Palmyra Dr Vista, CA	2.0	1.5	1054	$2,588	$2.46	43d	1	0.75mi
2144 University Dr Vista, CA	2.0	1.0–2.0	748	$2,815	$3.76	10d	1	0.75mi
1075 Shadowridge Dr #70 Vista, CA	1.0	1.0	689	$3,500	$5.08	43d	1	0.82mi
420 Smilax Rd San Marcos, CA	2.0	2.0	896	$2,445	$2.73	2d	3	0.84mi
2080 Buena Creek Rd Vista, CA	2.0	1.0	978	$3,000	$3.07	3d	1	1.14mi
2000 S Melrose Dr Vista, CA	1.0–2.0	1.0–2.0	841	$3,105	$3.69	1d	8	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 82 DOM
2. 2026-06-17
   days on market $89,900 Active 81 DOM
3. 2026-06-16
   days on market $89,900 Active 80 DOM
4. 2026-06-15
   days on market $89,900 Active 79 DOM
5. 2026-06-13
   days on market $89,900 Active 77 DOM
6. 2026-06-09
   days on market $89,900 Active 73 DOM
7. 2026-06-08
   days on market $89,900 Active 72 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricedays on market $89,900 Active 71 DOM
10. 2026-06-04
    days on market $94,900 Active 68 DOM
11. 2026-06-03
    days on market $94,900 Active 67 DOM
12. 2026-06-02
    days on market $94,900 Active 66 DOM
13. 2026-06-01
    days on market $94,900 Active 65 DOM
14. 2026-05-31
    days on market $94,900 Active 64 DOM
15. 2026-04-20
    price $99,900 668-char remark

    Show marketing remark (668 chars)

    * * NEW PRICE * * Located in a 55+ Community in Beautiful Vista * * 2 Bedrooms/2 Baths * * Fantastic Community-Clubhouse-Pool-Billards * * Walking Distance to Stater Brothers Grocery Store-Target-Walmart-Dining-Animal Veterinarian and more * * Home is located near Guest Parking Spaces * * No Homes across from this Home * * Bring in your ideas and make this home your own * * Extra Room to be used for that additional Space you may need * * Great Carport Area * * Nice Shed * * Second Resident can be 35+ * * Pets on Approval * * Monthly Space Rent $1,450.00 per Month * * Come Bring Your Ideas to Make This Home In North County Your Specail Place * *

16. 2026-03-28
    listed $109,000 Active 668-char remark

    Show marketing remark (668 chars)

    * * NEW PRICE * * Located in a 55+ Community in Beautiful Vista * * 2 Bedrooms/2 Baths * * Fantastic Community-Clubhouse-Pool-Billards * * Walking Distance to Stater Brothers Grocery Store-Target-Walmart-Dining-Animal Veterinarian and more * * Home is located near Guest Parking Spaces * * No Homes across from this Home * * Bring in your ideas and make this home your own * * Extra Room to be used for that additional Space you may need * * Great Carport Area * * Nice Shed * * Second Resident can be 35+ * * Pets on Approval * * Monthly Space Rent $1,450.00 per Month * * Come Bring Your Ideas to Make This Home In North County Your Specail Place * *

17. 2014-04-30
    historical
18. 2014-04-30
    historical
19. 2013-12-05
    status Active
20. 2013-10-30
    historical
21. 2013-08-05
    price $28,500
22. 2013-05-02
    listed $30,500 Active
23. 2013-04-29
    listed $28,500
24. 2013-03-24
    historical
25. 2012-09-26
    price $24,950 Active
26. 2012-09-26
    status Active
27. 2012-07-19
    historical
28. 2011-10-13
    listed $38,000 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 21 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: $32,937
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,635
• − Management: −$2,635
• − Depreciation: −$2,615
• Taxable income: $18,218
• Est. tax owed @ 24.0%: −$4,372
• After-tax cash flow: $14,192/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: San Marcos Unified
• NCES district ID: 0634880
• Math proficiency: 52% ▲ 1.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $64,752
• Composite: 53.67/100
• National rank: #3093
• State rank: #249 of 1400 in CA

Livability — Vista

• Score: 60/100
• State rank: #584
• US rank: #18990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,375
• Household income: $86,974
• Rent vs Own: 50.3% rent · 49.7% own
• Severe rent burden: 1813.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 33% White 27% Asian 4% Black 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 47% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -560.30%
• Current HPI: 417.0863
• Rent YoY: ▲ 3.44%
• 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

+162.9% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $99,900 CRMLS
• 2026-03-28 Listed $109,000 CRMLS
• 2014-04-30 Listing Removed — SDMLS
• 2014-04-30 Listing Removed — CRMLS
• 2013-12-05 Relisted — SDMLS
• 2013-10-30 Listing Removed — SDMLS
• 2013-08-05 Price Changed $28,500 SDMLS
• 2013-05-02 Listed $30,500 SDMLS
• 2013-04-29 Listed $28,500 CRMLS
• 2013-03-24 Listing Removed — SDMLS
• 2012-09-26 Relisted — SDMLS
• 2012-09-26 Price Changed $24,950 SDMLS
• 2012-07-19 Listing Removed — SDMLS
• 2011-10-13 Listed $38,000 SDMLS