1212 H St #130 · Ramona, CA 92065

$159,000

2 bd · 2.0 ba · 1,660 sqft · Manufactured · 13 Days on market

Built 1976 Good condition Est $173k · 8% under

---

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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated triple-wide mobile home in the desirable Ramona Terrace Community offers a rare combination of modern upgrades and an ideal location. Spanning 1,660 square feet, this 2-bedroom, 2-bathroom residence sits on a prime corner lot directly next to the clubhouse, providing immediate access to visitor parking and community activities. Move in with total peace of mind thanks to a professionally installed new roof, new window screens, and a new garbage disposal. On the interior, you’ll experience a fresh, cohesive look with new laminate flooring, updated baseboards, and some professional interior painting . The heart of the kitchen features a new cooktop and dishwasher

Key facts

• New garbage disposal
• Modern upgrades
• New window screens

Tags

• TRIPLE-WIDE MOBILE HOME
• MODERN UPGRADES
• CORNER LOT
• NEW ROOF
• NEW WINDOW SCREENS
• NEW GARBAGE DISPOSAL

Property features AI

Finance

• HOA & community: Community pool / association amenities

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Manufactured home; Single-story; Residential property; Located in Ramona Terrace Community (senior community)
• Construction: Aluminum siding; Composition roof
• Exterior features: Covered patio/porch; Deck; Community pool; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Propane cooktop
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Cap rate 14.6% vs local median 2.1% in Ramona — 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 (#374 in CA) — a middle-class / working-renter tenant base. Strengths: employment A, commute B+; Watch: amenities C-, crime D+, schools D.
• Ramona City Unified (town): math 32% / reading 63% proficiency, ranked #144 of 517 in CA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 176 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

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 + 1.7% rent growth), your $45k cash investment doubles in ~5 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: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.50%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $172,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 H St #48	0.07mi	2/2.0	1,640 (-1%)	3mo	$168,000	$102	92
1212 H St #202	0.07mi	2/2.0	1,744 (+5%)	0mo	$181,000	$104	88
1212 H St #139	0.00mi	2/2.0	1,512 (-9%)	9mo	$251,000	$166	78
1212 H St #157	0.07mi	2/2.0	1,440 (-13%)	4mo	$150,000	$104	72
1212 H St #5	0.07mi	2/2.0	1,440 (-13%)	14mo	$115,000	$80	63
1212 H St #113	0.00mi	2/2.0	1,434 (-14%)	21mo	$150,000	$105	59
1537 H St Spc 30	0.36mi	2/2.0	1,440 (-13%)	3mo	$115,000	$80	59

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.91×
• Total profit: $40,417
• Equity at exit: $23,707

10-year hold

• IRR: 29.7%
• Equity multiple: 3.49×
• Total profit: $110,887
• Equity at exit: $13,747

Cash invested: $44,520 (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 92065

• Rents YoY: 1.7%
• Active inventory: 176
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,094

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,204	-5% $1,149	+0% $1,094	+5% $1,039	+10% $984
Rent	-10% $875	-5% $985	+0% $1,094	+5% $1,204	+10% $1,314
Rate	-1.0pp $1,174	-0.5pp $1,135	base $1,094	+0.5pp $1,053	+1.0pp $1,011

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 16th St Ramona, CA	2.0–3.0	2.0	1341	$2,750	$2.05	0d	3	0.52mi
531 16th St Ramona, CA	2.0–3.0	2.0	1342	$2,750	$2.05	11d	2	0.52mi
1035 7th St Ramona, CA	3.0	2.0	1500	$3,700	$2.47	16d	1	0.58mi
623 E St Ramona, CA	2.0	2.0	1100	$2,700	$2.45	4d	1	0.75mi
1742 Paseo Ct Ramona, CA	3.0	2.5	1527	$3,395	$2.22	0d	1	0.79mi
121 N Ramona St Ramona, CA	2.0–3.0	2.0	990	$2,089	$2.11	0d	3	0.83mi
337 D St Ramona, CA	2.0	2.0	1050	$3,150	$3.00	45d	1	1.05mi
331 D St Ramona, CA	2.0	2.0	1050	$3,150	$3.00	45d	1	1.05mi
327 D St Ramona, CA	2.0	2.0	1050	$3,150	$3.00	45d	1	1.05mi

Listing history 9 events

1. 2026-06-21
   days on market $159,000 Active 13 DOM
2. 2026-06-18
   days on market $159,000 Active 10 DOM
3. 2026-06-17
   days on market $159,000 Active 9 DOM
4. 2026-06-16
   days on market $159,000 Active 8 DOM
5. 2026-06-15
   days on market $159,000 Active 7 DOM
6. 2026-06-13
   days on market $159,000 Active 5 DOM
7. 2026-06-13
   days on market $159,000 Active 4 DOM
8. 2026-06-09
   remarks 693-char remark
9. 2026-06-09
   listed $159,000 Active 1 DOM

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,313
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − Depreciation: −$4,625
• Taxable income: $11,271
• Est. tax owed @ 24.0%: −$2,705
• After-tax cash flow: $10,427/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

Good 75/100 Cosmetic rehab

This beautifully updated triple-wide mobile home in Ramona Terrace Community is move-in ready with new kitchen appliances, flooring, and paint. It offers a rare combination of modern upgrades and an ideal location.

Value-add opportunities

• Resale new kitchen appliances — upgrades the kitchen and adds value
• Resale new flooring — enhances the home's appearance and adds value
• Resale new paint — fresh paint improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale new kitchen appliances — upgrades the kitchen and adds value ↑
• Resale new flooring — enhances the home's appearance and adds value ↑
• Resale new paint — fresh paint improves curb appeal and adds 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: Ramona City Unified
• NCES district ID: 0631710
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 63% ▲ 10.00%
• Median HH income: $79,226
• Composite: 43.38/100
• National rank: #3023
• State rank: #144 of 517 in CA

Livability — Ramona

• Score: 65/100
• State rank: #374
• US rank: #12777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ramona, CA
• County: San Diego County · 3,178,799 people
• City population: 36,752
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 36,752
• Household income: $125,285
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 850.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Other Indo-European 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: ▼ -595.55%
• Current HPI: 301.465
• Rent YoY: ▲ 1.71%
• 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

• 2026-06-08 Listed $159,000 SDMLS