275 Orange Ave Spc 25 · Chula Vista, CA 91911

$329,999

3 bd · 2.0 ba · 1,325 sqft · Manufactured public records · 113 Days on market

Built 2022 ↓ 4% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and beautifully maintained 2022, 4-bedroom, 2-bathroom home. Featuring a bright, open floor plan, this property offers both comfort and functionality for everyday living. The inviting living area is filled with natural light, creating a warm and welcoming atmosphere. The primary suite includes an en-suite bathroom and generous closet space, while the additional bedrooms provide flexibility for family, guests, or a home office. Additional highlights include central air conditioning, in-unit laundry, and tasteful finishes throughout. Conveniently located near schools, shopping, dining, and major freeways, this home offers easy access to everything San Diego has to off

Key facts

• 3 parking spots
• Community pool
• Built 2022

Property features AI

Finance

• Financial info: Land lease amount: $1,500
• HOA & community: Land lease community (land lease amount listed)

Exterior

• Parking: Three total parking spaces; Three carport spaces
• Utilities: Public sewer
• Home design: Single-family style (R-1 zoning); One total story; Entry on the west side
• Construction: Built by builder (year built source: builder); Certified 433a foundation
• Exterior features: Community pool; Neighborhood includes gutters, storm drains, park, dog park, and urban/suburban setting

Interior

• Bedrooms: Bedrooms are all on the ground/main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Zoned cooling system
• Interior features: Single-level living (one story); All bedrooms located on the main level; West-facing entry
• Laundry & utility: Laundry in a dedicated, individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $300k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.7% in Chula 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 75/100 on livability (#127 in CA, #4,345 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.6%/yr); 159 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $3,372/mo this rent would consume 49% of the median local household income ($82k/yr) (locally 3751% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $300,299 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $214,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Orange Ave Spc 5	0.31mi	3/2.0	1,344 (+1%)	8mo	$240,000	$179	76
121 Orange #6	0.31mi	2/2.0 (-1)	1,250 (-6%)	8mo	$230,000	$184	65
1500 3rd Ave #76	0.26mi	3/2.0	1,200 (-9%)	11mo	$185,000	$154	63
445 Orange Ave Unit 29	0.57mi	2/2.0 (-1)	1,344 (+1%)	7mo	$180,000	$134	61
1500 Third Ave #88	0.26mi	3/2.0	1,198 (-10%)	14mo	$249,900	$209	61
444 Anita St #92	0.47mi	2/2.0 (-1)	1,344 (+1%)	17mo	$184,900	$138	56
1425 2nd Ave #15	0.39mi	3/2.0	1,238 (-7%)	18mo	$260,000	$210	56
121 Orange Ave #119	0.31mi	3/2.0	1,440 (+9%)	18mo	$230,000	$160	56
121 Orange Ave Spc 32	0.31mi	3/2.0	1,139 (-14%)	8mo	$185,000	$162	55
445 Orange Ave #56	0.57mi	2/2.0 (-1)	1,365 (+3%)	13mo	$220,000	$161	53
121 Orange Ave #99	0.31mi	3/2.0	1,175 (-11%)	22mo	$240,000	$204	49
502 Anita #75	0.72mi	4/2.0 (+1)	1,440 (+9%)	15mo	$190,000	$132	35

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-16,571
• Equity at exit: $49,204

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $7,160
• Equity at exit: $28,532

Cash invested: $92,400 (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 91911

• Rents YoY: -2.6%
• Active inventory: 159
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,372 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $737

Break-even live

Break-even rent $2,439

Max offer price $329,999

Occupancy floor 73%

Sensitivity live

Price	-10% $924	-5% $831	+0% $737	+5% $644	+10% $155
Rent	-10% $471	-5% $604	+0% $737	+5% $870	+10% $1,004
Rate	-1.0pp $903	-0.5pp $821	base $737	+0.5pp $652	+1.0pp $565

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Palomar St Chula Vista, CA	3.0	1.5	1152	$3,400	$2.95	10d	1	0.63mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,840	$4.66	2d	9	0.63mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	2d	9	0.79mi
1240 Fourth Ave Chula Vista, CA	3.0	1.0	1000	$4,588	$4.59	3d	1	0.82mi
156 Date St Chula Vista, CA	4.0	1.5	1324	$3,480	$2.63	2d	1	0.86mi
156 Date St Chula Vista, CA	4.0	1.5	1324	$3,480	$2.63	15d	1	0.86mi
128 Henry Ln Unit B Chula Vista, CA	2.0	1.0	1000	$2,100	$2.10	2d	1	0.87mi
528 Palomar St Chula Vista, CA	3.0	2.0	1597	$4,050	$2.54	2d	1	0.89mi
217 Date St Unit B Chula Vista, CA	3.0	2.5	1228	$3,500	$2.85	3d	1	0.92mi
1250 Fifth Ave Chula Vista, CA	2.0–3.0	2.0	1045	$2,900	$2.78	2d	4	0.96mi
71 E Palomar St Chula Vista, CA	3.0	2.0	1388	$3,500	$2.52	14d	1	1.04mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,701	$3.23	2d	12	1.07mi
495 Queen Anne Dr Unit 1 Chula Vista, CA	2.0	1.0	1000	$2,800	$2.80	3d	1	1.07mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	2d	1	1.11mi
1169 Hilltop Dr Chula Vista, CA	3.0	2.0	1120	$4,000	$3.57	3d	1	1.15mi
1640 Maple Dr #29 Chula Vista, CA	3.0	2.5	1576	$3,500	$2.22	2d	1	1.17mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	2d	1	1.20mi
1035 Fourth Ave Chula Vista, CA	2.0	2.0	910	$2,495	$2.74	18d	2	1.28mi
813 Beyer Way San Diego, CA	3.0	2.5	1495	$3,500	$2.34	3d	1	1.31mi
2750 Dahlia Ave San Diego, CA	4.0	2.0	1196	$3,995	$3.34	2d	1	1.38mi
511 Wykes St Chula Vista, CA	2.0	1.0	1000	$2,650	$2.65	3d	1	1.41mi
3590 Arey Dr San Diego, CA	3.0	2.0	1061	$3,995	$3.77	2d	1	1.42mi
1727 Melrose Ave #35 Chula Vista, CA	2.0	2.0	1225	$2,750	$2.24	20d	1	1.42mi
930 3rd Ave Chula Vista, CA	2.0–3.0	2.0	1099	$3,556	$3.23	2d	4	1.42mi
1051 Broadway Unit 13 Chula Vista, CA	2.0	2.0	875	$2,325	$2.66	2d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $329,999 Active 113 DOM
2. 2026-06-17
   days on market $329,999 Active 112 DOM
3. 2026-06-16
   days on market $329,999 Active 111 DOM
4. 2026-06-15
   days on market $329,999 Active 110 DOM
5. 2026-06-13
   days on market $329,999 Active 108 DOM
6. 2026-06-13
   days on market $329,999 Active 107 DOM
7. 2026-06-09
   days on market $329,999 Active 104 DOM
8. 2026-06-08
   days on market $329,999 Active 103 DOM
9. 2026-06-07
   days on market $329,999 Active 102 DOM
10. 2026-06-04
    days on market $329,999 Active 99 DOM
11. 2026-06-03
    days on market $329,999 Active 98 DOM
12. 2026-06-02
    days on market $329,999 Active 97 DOM
13. 2026-06-01
    days on market $329,999 Active 96 DOM
14. 2026-05-31
    days on market $329,999 Active 95 DOM
15. 2026-02-25
    listed $329,999 Active
16. 2026-02-19
    historical
17. 2025-09-09
    listed $344,999 Active

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$1,802/yr (+$150/mo · 255.2%)

ⓘ 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 4/10 Moderate 6 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,467
• − Mortgage interest: −$18,485
• − Property taxes: −$706
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,237
• − Management: −$3,237
• − Depreciation: −$9,600
• Taxable income: $3,551
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $7,994/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — Chula Vista

• Score: 75/100
• State rank: #127
• US rank: #4345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chula Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 255,708
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 85,542
• Household income: $82,350
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 3751.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 34% White 12% Asian 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, Dominican Republic
• Languages at home: 35% English-only · Spanish 59% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -669.25%
• Current HPI: 413.8287
• Rent YoY: ▼ -2.56%
• 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

-4.3% since first listed

3 events — show timeline

• 2026-02-25 Listed $329,999 CRMLS
• 2026-02-19 Listing Removed — CRMLS
• 2025-09-09 Listed $344,999 CRMLS

Property tax history

+5192.4%/yr

Latest (2013): $706 · +5192.4% YoY. Source: county tax records.