133oo E Los Coches Rd #17 · Granite Hills, CA 92021

$190,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 5 Days on market

Built 2001 Average condition Est $292k · 35% 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
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This bright and inviting home features a desirable split floor plan with the primary suite and den/office on one side and 2 guest bedrooms on the other. Enjoy vaulted ceilings, abundant natural light, and beautiful skylights in the living and dining areas. The open-concept living room includes a charming wood-burning fireplace and unique Clerestory windows that create more natural light while maintaining privacy. Fully fenced yard with low maintenance turf, Ideal for a small dog. This home blends cozy comfort with practical living in every detail.

Key facts

• Split floor plan
• Primary suite
• Natural light

Tags

• SPLIT FLOOR PLAN
• PRIMARY SUITE
• DEN OFFICE
• GUEST BEDROOMS
• VAULTED CEILINGS
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Located in Monterey Mobile Lodge (community)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Shingle roof
• Exterior features: Community pool; Shed(s)

Interior

• Kitchen: Built-in range; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Up to 4 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Built-in range; Dishwasher; Garbage disposal; Microwave; Refrigerator; Washer; Dryer; Living room fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated average.

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 $190k).

Location & tenants

• Location reads 65/100 on livability (#380 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B+; Watch: amenities F, commute F, cost of living 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $3,452/mo this rent would consume 56% of the median local household income ($74k/yr) (locally 4178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $190,000

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. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.89%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $291,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12970 Highway 8 Business #71	0.36mi	3/2.0	1,653 (+5%)	3mo	$239,000	$145	72
12970 Highway 8 Business #93	0.37mi	4/2.0 (+1)	1,493 (-5%)	2mo	$265,000	$177	68
13162 Highway 8 Business SPC 2	0.54mi	3/2.0	1,584 (+1%)	7mo	$300,000	$189	67
13162 Highway 8 Business #79	0.49mi	3/2.0	1,620 (+3%)	11mo	$319,000	$197	63
12970 Highway 8 Business SPC 17	0.36mi	4/2.0 (+1)	1,680 (+7%)	6mo	$258,000	$154	61
13162 Highway 8 Business #201	0.49mi	3/2.0	1,493 (-5%)	10mo	$277,500	$186	60
13217 Aurora Dr Spc 39	0.58mi	3/2.0	1,493 (-5%)	7mo	$339,900	$228	59
13162 Highway 8 Business #104	0.49mi	3/2.0	1,344 (-14%)	3mo	$260,000	$193	51
13162 Highway 8 Business #200	0.49mi	2/2.0 (-1)	1,360 (-13%)	2mo	$165,000	$121	49
13162 Highway 8 Business Spc 78	0.49mi	3/2.0	1,368 (-13%)	10mo	$252,000	$184	47
12970 Hwy 8 Business #98	0.36mi	4/2.0 (+1)	1,800 (+15%)	11mo	$299,000	$166	45
13217 Aurora Dr #77	0.57mi	4/2.0 (+1)	1,360 (-13%)	11mo	$330,000	$243	37

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: 23.4%
• Equity multiple: 1.92×
• Total profit: $49,196
• Equity at exit: $28,330

10-year hold

• IRR: 29.3%
• Equity multiple: 3.25×
• Total profit: $119,908
• Equity at exit: $16,428

Cash invested: $53,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,452 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $1,414

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 54%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	1d	1	0.32mi
8809 Los Coches Rd Lakeside, CA	4.0	2.0	1350	$3,800	$2.81	1d	1	0.99mi
1704 Broadway El Cajon, CA	4.0	2.0	1808	$4,800	$2.65	8d	1	1.05mi
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	1.31mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	1d	1	1.31mi
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	1d	1	1.39mi

Listing history 3 events

1. 2026-06-01
   days on market $190,000 Active 5 DOM
2. 2026-05-31
   days on market $190,000 Active 4 DOM
3. 2026-05-27
   listed $190,000 Active

ⓘ 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: $41,421
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$3,314
• − Management: −$3,314
• − Depreciation: −$5,527
• Taxable income: $14,823
• Est. tax owed @ 24.0%: −$3,558
• After-tax cash flow: $13,408/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 · 5 photos

Average 55/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and interior walls would significantly enhance its curb appeal and resale value.

Repairs flagged

• Minor exterior siding — Light wear and tear
• Minor interior walls — Light wear and tear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Enhances interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear and tear	Minor	$500–3,000
interior walls · Light wear and tear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Enhances interior appearance and resale value ↑

ⓘ 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 — Granite Hills

• Score: 65/100
• State rank: #380
• US rank: #12995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Hills, 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

1 event — show timeline

• 2026-05-27 Listed $190,000 SDMLS