400 Greenfield Dr Spc 87 · Bostonia, CA 92021

$172,637

3 bd · 2.0 ba · 1,022 sqft · Manufactured public records · 195 Days on market

Built 2000 17 ac lot Est $144k · 20% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Key Features: Exterior Appeal: The home features appealing yellow siding with white trim and a covered front porch/deck with white railings, perfect for enjoying the outdoors. Outdoor Living: A long, covered carport provides shaded parking and extends to a private, fenced side yard with artificial turf, ideal for outdoor entertaining or relaxation. The space is covered with sunshade fabric for added protection and privacy, and currently accommodates a couple of grills. Interior Highlights: Open Concept: Step inside to a spacious living area featuring vaulted ceilings, a bright entryway with a door featuring a decorative half-moon window, and a blend of flooring, including dark wood-look til

Key facts

• Covered front porch
• Artificial turf
• Vaulted ceilings

Tags

• COVERED FRONT PORCH
• PRIVATE FENCED SIDE YARD
• ARTIFICIAL TURF
• VAULTED CEILINGS
• DECORATIVE HALF-MOON WINDOW
• DARK WOOD-LOOK TILE

Property features AI

Finance

• Other: Located on 17.31-acre lot units listed as acres
• HOA & community: Community pool and clubhouse (Greenfield Estates)

Exterior

• Parking: Total 6 parking spaces; 3-car garage
• Utilities: Sewer: Unknown
• Home design: Mobile home; Single-story; Located in Greenfield Estates subdivision; Zoned R-1 (single)
• Construction: Construction materials: Unknown; 1-story structure
• Exterior features: Shed(s); Community pool; Community clubhouse

Interior

• Kitchen: Built-in range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Dryer; Microwave; Refrigerator; Washer; Built-in range
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $173k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 40 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).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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.

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 $151,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.47% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.66%
• DSCR: 2.10
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $144,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 E Bradley Ave Spc 116	0.24mi	3/2.0	1,040 (+2%)	7mo	$180,000	$173	80
400 Greenfield Dr Spc 123	0.00mi	2/2.0 (-1)	960 (-6%)	11mo	$107,000	$111	76
255 E Bradley Ave #119	0.22mi	3/1.5	950 (-7%)	4mo	$121,000	$127	72
351 E Bradley Ave Spc 109	0.20mi	2/2.0 (-1)	1,056 (+3%)	12mo	$140,000	$133	70
351 E Bradley Ave Spc 164	0.20mi	3/2.0	1,100 (+8%)	11mo	$165,000	$150	69
351 E BRADLEY #147	0.20mi	2/2.0 (-1)	1,041 (+2%)	19mo	$170,000	$163	66
351 E Bradley Ave Spc 125	0.35mi	3/2.0	960 (-6%)	10mo	$150,000	$156	65
400 Greenfield Dr #138	0.03mi	3/2.0	1,152 (+13%)	15mo	$145,000	$126	65
351 E Bradley Ave #45	0.20mi	2/2.0 (-1)	960 (-6%)	15mo	$135,000	$141	63
255 E Bradley Ave #13	0.24mi	2/2.0 (-1)	960 (-6%)	14mo	$165,000	$172	62
351 E Bradley Ave #78	0.20mi	2/2.0 (-1)	1,136 (+11%)	17mo	$130,000	$114	53
450 E Bradley Ave #121	0.51mi	2/2.0 (-1)	1,088 (+6%)	14mo	$124,900	$115	48

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: 14.9%
• Equity multiple: 1.57×
• Total profit: $27,781
• Equity at exit: $25,741

10-year hold

• IRR: 21.4%
• Equity multiple: 2.59×
• Total profit: $76,625
• Equity at exit: $14,926

Cash invested: $48,338 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$905
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $993

Break-even live

Break-even rent $1,279

Max offer price $172,637

Occupancy floor 56%

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: $43,159
• Closing costs: $5,179
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	2d	13	0.11mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	2d	1	0.20mi
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	2d	13	0.34mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,128	$2.84	2d	8	0.38mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	2d	1	0.43mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	2d	1	0.45mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	24d	1	0.48mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	2d	3	0.49mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	2d	7	0.49mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.54mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	0.57mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.64mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	2d	1	0.64mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	2d	1	0.66mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	2d	5	0.66mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.66mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	2d	1	0.74mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,622	$3.10	2d	11	0.75mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	2d	8	0.81mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	2d	1	0.83mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,978	$2.33	2d	4	0.83mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	5d	1	0.85mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	0.88mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	0.92mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	0.92mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	2d	1	0.92mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	2d	1	0.94mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	0.95mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	8d	1	0.96mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	2d	1	0.97mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	2d	1	0.97mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	2d	11	0.99mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	8d	9	0.99mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	2d	1	1.02mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	1.06mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	2d	1	1.06mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	20d	1	1.10mi
437 E Park Ave El Cajon, CA	1.0–2.0	1.0	647	$2,332	$3.60	2d	6	1.10mi
299 Wisconsin Ave Apt T El Cajon, CA	2.0	2.0	875	$2,250	$2.57	2d	1	1.13mi
294 Ballantyne St El Cajon, CA	1.0–2.0	1.0	700	$2,295	$3.28	2d	2	1.15mi

Listing history 35 events

1. 2026-06-18
   days on market $172,637 Active 195 DOM
2. 2026-06-17
   days on market $172,637 Active 194 DOM
3. 2026-06-16
   days on market $172,637 Active 193 DOM
4. 2026-06-15
   days on market $172,637 Active 192 DOM
5. 2026-06-13
   days on market $172,637 Active 190 DOM
6. 2026-06-13
   days on market $172,637 Active 189 DOM
7. 2026-06-09
   days on market $172,637 Active 186 DOM
8. 2026-06-08
   days on market $172,637 Active 185 DOM
9. 2026-06-07
   days on market $172,637 Active 184 DOM
10. 2026-06-04
    days on market $172,637 Active 181 DOM
11. 2026-06-03
    days on market $172,637 Active 180 DOM
12. 2026-06-02
    days on market $172,637 Active 179 DOM
13. 2026-06-01
    days on market $172,637 Active 178 DOM
14. 2026-05-31
    days on market $172,637 Active 177 DOM
15. 2025-12-05
    listed $172,637 Active
16. 2023-05-17
    status Pending Sale
17. 2023-05-15
    historical
18. 2023-04-26
    status Active
19. 2023-03-31
    status Pending Sale
20. 2023-03-20
    listed $129,000 Active
21. 2023-03-16
    historical
22. 2019-07-11
    historical
23. 2018-12-14
    price $69,000
24. 2018-09-20
    listed $79,000 Active
25. 2018-09-18
    historical
26. 2018-09-13
    status Active
27. 2018-09-13
    historical
28. 2018-08-13
    listed $69,000 Active
29. 2018-07-10
    historical
30. 2018-07-09
    historical
31. 2018-05-19
    price $75,000
32. 2018-04-10
    price $80,000
33. 2018-03-01
    price $95,000
34. 2018-01-09
    listed $100,000 Active
35. 2018-01-09
    listed $75,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $401 · $33/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$911/yr (+$76/mo · 227.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥99°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: $30,440
• − Mortgage interest: −$9,670
• − Property taxes: −$401
• − Insurance: −$863
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$5,022
• Taxable income: $9,613
• Est. tax owed @ 24.0%: −$2,307
• After-tax cash flow: $9,612/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: 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

+72.6% since first listed

21 events — show timeline

• 2025-12-05 Listed $172,637 SDMLS
• 2023-05-17 Pending — CRMLS
• 2023-05-15 Listing Removed — CRMLS
• 2023-04-26 Relisted — CRMLS
• 2023-03-31 Pending — CRMLS
• 2023-03-20 Listed $129,000 CRMLS
• 2023-03-16 Coming Soon — CRMLS
• 2019-07-11 Listing Removed — SDMLS
• 2018-12-14 Price Changed $69,000 SDMLS
• 2018-09-20 Listed $79,000 SDMLS
• 2018-09-18 Listing Removed — SDMLS
• 2018-09-13 Relisted — SDMLS
• 2018-09-13 Listing Removed — SDMLS
• 2018-08-13 Listed $69,000 SDMLS
• 2018-07-10 Listing Removed — SDMLS
• 2018-07-09 Listing Removed — CRMLS
• 2018-05-19 Price Changed $75,000 SDMLS
• 2018-04-10 Price Changed $80,000 SDMLS
• 2018-03-01 Price Changed $95,000 SDMLS
• 2018-01-09 Listed $75,000 CRMLS
• 2018-01-09 Listed $100,000 SDMLS

Property tax history

-14.7%/yr

Latest (2013): $401 · +3.4% YoY. Source: county tax records.