699 N Vulcan Ave #80 · Encinitas, CA 92024

$215,000

1 bd · 1.0 ba · 534 sqft · Manufactured · 208 Days on market

Built 2020 9,999 sqft lot Est $162k · 32% over ↓ 2% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2020, This beautiful 1 bed/1bath manufactured home is close to the beach and move-in ready! Upgrades include Transom windows, 2" blinds throughout, French door with built in blinds leading an outdoor deck with seating area. There is a covered carport and laundry hook ups are located inside of the home just off of the bedroom. The Park included a Clubhouse with pool table, multi-use space and community pool, and laundry facility. The park is in a great location to enjoy the beach, local Farmer's Market, dining, shopping and multiple outdoor recreational activities. Monthly space rent is $1825.00. No rentals allowed.

Key facts

• Community pool
• Covered carport
• Private outdoor deck

Tags

• PRIVATE OUTDOOR DECK
• LANDSCAPED GARDEN AREA
• COVERED CARPORT
• CLUBHOUSE WITH GAME ROOM
• COMMUNITY POOL
• WALKING DISTANCE TO BEACH

Property features AI

Finance

• Other: Manager approval required for park residency
• Financial info: Land lease amount: $2,030 per month
• HOA & community: Land lease in effect (land lease amount listed separately)

Exterior

• Parking: 1 parking space; 1 carport space; Located in Riviera Mobile Home Park
• Utilities: Public sewer
• Home design: Single-story mobile home; Mobile dimensions approximately 13' x 41'; Mobile home remains on site; Entry at ground level; Faces unspecified direction
• Construction: Construction and roof details not specified; Foundation details not specified
• Exterior features: In-ground community pool; Located in an urban community

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Bedrooms located on the main floor
• Bathrooms: 1 full bathroom
• Interior features: One-level home; All bedrooms on main level; Main floor primary bedroom; Living room; Kitchen
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.6% in Encinitas — 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 79/100 on livability (#54 in CA, #2,026 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, cost of living F.
• San Dieguito Union High (urban): math 72% / reading 79% proficiency, ranked #56 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 205 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); 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 $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 + 5.4% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $34k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 A-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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $162,336
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
699 N Vulcan Ave #43	0.00mi	1/1.0	560 (+5%)	19mo	$170,000	$304	76
699 N Vulcan Ave #73	0.04mi	1/1.0	504 (-6%)	19mo	$150,000	$298	72
123 Jasper St #16	0.31mi	2/1.0 (+1)	600 (+12%)	2mo	$405,000	$675	58

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.48×
• Total profit: $28,910
• Equity at exit: $32,057

10-year hold

• IRR: 22.6%
• Equity multiple: 3.15×
• Total profit: $129,708
• Equity at exit: $18,589

Cash invested: $60,200 (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 92024

• Rents YoY: 5.4%
• Active inventory: 205
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,000 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $884

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 66%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 N Vulcan Ave Encinitas, CA	1.0	1.0	590	$2,872	$4.87	24d	2	0.22mi
1075 N Vulcan Ave Unit 05 Encinitas, CA	1.0	1.0	550	$2,471	$4.49	1d	1	0.40mi
1435 N Vulcan Ave Apt 9 Encinitas, CA	1.0	1.0	750	$2,995	$3.99	7d	1	0.75mi
1967 N Vulcan Ave Encinitas, CA	1.0–2.0	1.0–2.0	929	$3,895	$4.19	1d	7	1.42mi
116 Quail Gardens Dr Encinitas, CA	1.0	1.0	540	$2,612	$4.84	1d	3	1.49mi
810 3rd St Encinitas, CA	1.0	1.0	650	$2,695	$4.15	1d	1	1.49mi

Listing history 12 events

1. 2026-06-03
   days on market $215,000 Active 208 DOM
2. 2026-06-02
   days on market $215,000 Active 207 DOM
3. 2026-06-01
   days on market $215,000 Active 206 DOM
4. 2026-05-31
   days on market $215,000 Active 205 DOM
5. 2026-04-10
   price $215,000
6. 2025-11-20
   price $229,000
7. 2025-11-16
   price $239,000
8. 2025-11-07
   listed $249,000 Active
9. 2023-12-15
   soldstatus $190,000 Closed Sale 637-char remark

   Show marketing remark (637 chars)

   Built in 2020, This beautiful 1 bed/1bath manufactured home is close to the beach and move-in ready! Upgrades include Transom windows, 2" blinds throughout, French door with built in blinds leading an outdoor deck with seating area. There is a covered carport and laundry hook ups are located inside of the home just off of the bedroom. The Park included a Clubhouse with pool table, multi-use space and community pool, and laundry facility. The park is in a great location to enjoy the beach, local Farmer's Market, dining, shopping and multiple outdoor recreational activities. Monthly space rent is $1825.00. No rentals allowed.

10. 2023-12-13
    status Pending Sale 637-char remark

    Show marketing remark (637 chars)

    Built in 2020, This beautiful 1 bed/1bath manufactured home is close to the beach and move-in ready! Upgrades include Transom windows, 2" blinds throughout, French door with built in blinds leading an outdoor deck with seating area. There is a covered carport and laundry hook ups are located inside of the home just off of the bedroom. The Park included a Clubhouse with pool table, multi-use space and community pool, and laundry facility. The park is in a great location to enjoy the beach, local Farmer's Market, dining, shopping and multiple outdoor recreational activities. Monthly space rent is $1825.00. No rentals allowed.

11. 2023-12-04
    historical Active Under Contract 637-char remark

    Show marketing remark (637 chars)

    Built in 2020, This beautiful 1 bed/1bath manufactured home is close to the beach and move-in ready! Upgrades include Transom windows, 2" blinds throughout, French door with built in blinds leading an outdoor deck with seating area. There is a covered carport and laundry hook ups are located inside of the home just off of the bedroom. The Park included a Clubhouse with pool table, multi-use space and community pool, and laundry facility. The park is in a great location to enjoy the beach, local Farmer's Market, dining, shopping and multiple outdoor recreational activities. Monthly space rent is $1825.00. No rentals allowed.

12. 2023-11-14
    listed $220,000 Active 637-char remark

    Show marketing remark (637 chars)

    Built in 2020, This beautiful 1 bed/1bath manufactured home is close to the beach and move-in ready! Upgrades include Transom windows, 2" blinds throughout, French door with built in blinds leading an outdoor deck with seating area. There is a covered carport and laundry hook ups are located inside of the home just off of the bedroom. The Park included a Clubhouse with pool table, multi-use space and community pool, and laundry facility. The park is in a great location to enjoy the beach, local Farmer's Market, dining, shopping and multiple outdoor recreational activities. Monthly space rent is $1825.00. No rentals allowed.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 18 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: $36,001
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$6,255
• Taxable income: $7,643
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $8,777/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 Dieguito Union High
• NCES district ID: 0634380
• Math proficiency: 72% ▬ 0.00%
• Reading proficiency: 79% ▼ -1.00%
• Median HH income: $110,199
• Composite: 70.63/100
• National rank: #519
• State rank: #56 of 1400 in CA

Livability — Encinitas

• Score: 79/100
• State rank: #54
• US rank: #2026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Encinitas, CA
• County: San Diego County · 3,178,799 people
• City population: 61,717
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 50,617
• Household income: $158,507
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1537.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Romanian 3% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -881.14%
• Current HPI: 461.5044
• Rent YoY: ▲ 5.39%
• 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

-2.3% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $215,000 CRMLS
• 2025-11-20 Price Changed $229,000 CRMLS
• 2025-11-16 Price Changed $239,000 CRMLS
• 2025-11-07 Listed $249,000 CRMLS
• 2023-12-15 Sold (MLS) $190,000 CRMLS
• 2023-12-13 Pending — CRMLS
• 2023-12-04 Contingent — CRMLS
• 2023-11-14 Listed $220,000 CRMLS