1010 E Bobier Dr E #86 · Vista, CA 92084

$132,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 63 Days on market

Built 1973 $95/sqft · 46% below area Est $245k · 46% 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 +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 1,392 sq. ft. mobile home situated on a spacious corner lot in the sought-after 55+ Vista Royal Lodge community. This home features a bright and open floor plan, providing plenty of living space and easy access to shopping and public transportation. The windows are upgraded to vinyl. The property boasts mature grapefruit, orange, and lemon trees, enhancing its charm. The park is city rent-controlled, with a monthly space rent of $1,138.45. Approval from the park is necessary, requiring residents to be 55/45 years old, have a credit score of 700 or above, earn at least three times the space rent monthly, and have no history of evictions or bankruptcy. Additionally, there are no yearly property taxes.

Key facts

• Mature orange trees
• Mature lemon trees
• Large corner lot

Tags

• LARGE CORNER LOT
• MATURE GRAPEFRUIT TREES
• MATURE ORANGE TREES
• MATURE LEMON TREES

🏷️ Possibly a rental listed for sale. The $132,000 price doesn't fit this home's estimated sale value (~$245,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $132k.

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 $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 2.4% in 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 60/100 on livability (#584 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-; Watch: schools F, amenities F, cost of living F.
• Vista Unified (suburban): math 32% / reading 59% proficiency, ranked #175 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 36% of the median local income ($99k/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 $913 of loan paydown is wiped out by about $4k 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 + 1.6% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.22% ✓
• Cap rate: 19.09%
• Cash-on-cash: 45.69%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $245,000
• List price: $132,000
• Delta: -46.12%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 E Bobier Dr #46	0.02mi	3/2.0 (+1)	1,392 (0%)	10mo	$225,000	$162	86
1010 East Bobier Dr #51	0.00mi	2/2.0	1,248 (-10%)	3mo	$130,000	$104	80
1501 Anza Ave #3	0.17mi	2/2.0	1,344 (-3%)	7mo	$275,000	$205	80
1010 E Bobier #89	0.00mi	2/2.0	1,272 (-9%)	7mo	$210,000	$165	80
1501 Anza Ave #70	0.17mi	2/2.0	1,440 (+3%)	9mo	$290,000	$201	79
1506 Oak Dr #4	0.31mi	2/2.0	1,440 (+3%)	2mo	$245,000	$170	78
1010 E Bobier Dr #137	0.00mi	3/2.0 (+1)	1,568 (+13%)	1mo	$200,000	$128	73
1506 Oak #67	0.31mi	3/2.0 (+1)	1,369 (-2%)	9mo	$349,500	$255	70
1501 Anza Ave #79	0.17mi	3/2.0 (+1)	1,248 (-10%)	1mo	$357,900	$287	69
1600 E Vista Way #40	0.26mi	2/2.0	1,539 (+11%)	4mo	$353,000	$229	66
1600 E Vista Way #81	0.35mi	2/2.0	1,200 (-14%)	2mo	$330,000	$275	59
1506 Oak Dr #55	0.31mi	2/2.0	1,578 (+13%)	8mo	$360,000	$228	57

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 2.74×
• Total profit: $64,182
• Equity at exit: $19,682

10-year hold

• IRR: 46.8%
• Equity multiple: 5.20×
• Total profit: $155,102
• Equity at exit: $11,413

Cash invested: $36,960 (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 92084

• Rents YoY: 1.6%
• Active inventory: 133
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,936 high
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $1,407

Break-even live

Break-even rent $1,155

Max offer price $132,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,499	-5% $1,453	+0% $1,407	+5% $1,362	+10% $1,316
Rent	-10% $1,175	-5% $1,291	+0% $1,407	+5% $1,523	+10% $1,639
Rate	-1.0pp $1,474	-0.5pp $1,441	base $1,407	+0.5pp $1,373	+1.0pp $1,338

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1370 Calle Jules Apt 202 Vista, CA	2.0	2.0	1080	$2,600	$2.41	44d	1	0.07mi
1370 Calle Jules Vista, CA	1.0–2.0	1.0–2.0	935	$2,500	$2.67	17d	3	0.08mi
1370 Calle Jules Unit 215 Vista, CA	2.0	2.0	1060	$2,500	$2.36	44d	1	0.09mi
1501 Anza Ave Vista, CA	2.0	2.0	1345	$2,999	$2.23	6d	1	0.16mi
1234 Calle Jules Apt 2 Vista, CA	3.0	1.0	900	$2,500	$2.78	44d	1	0.26mi
1107 Delpy View Pt Vista, CA	3.0	2.0	1472	$3,718	$2.53	44d	1	0.34mi
1109 Delpy View Pt Vista, CA	3.0	2.5	1472	$3,500	$2.38	15d	1	0.34mi
1701 Calle Jules Unit 1707 Vista, CA	3.0	2.0	1595	$3,500	$2.19	44d	1	0.35mi
1194 Madera Ln Vista, CA	2.0	1.5	1044	$2,850	$2.73	44d	1	0.37mi
1164 Madera Ln Vista, CA	2.0	1.5	974	$2,850	$2.93	44d	1	0.39mi
950 Arcadia Ave Vista, CA	2.0	1.0	825	$2,495	$3.02	0d	2	0.42mi
1134 Anza Ave Vista, CA	3.0	2.0	1300	$4,000	$3.08	44d	1	0.43mi
1349 Isabella Way Vista, CA	3.0	2.5	1356	$3,895	$2.87	6d	1	0.49mi
1349 Isabella Way Vista, CA	3.0	2.5	1356	$3,895	$2.87	0d	1	0.49mi
1351 Isabella Way Vista, CA	2.0	2.0	1274	$2,950	$2.32	17d	1	0.49mi
1575 Oak Dr Vista, CA	1.0–2.0	1.0	800	$2,435	$3.04	0d	6	0.50mi
1304 Palomar Pl Unit 1 Vista, CA	3.0	2.0	1396	$3,695	$2.65	0d	1	0.51mi
810 Daybreak Pl Vista, CA	3.0	2.5	1458	$3,995	$2.74	13d	1	0.58mi
1060 Meadow Lake Dr Vista, CA	2.0	1.0	963	$2,495	$2.59	45d	1	0.64mi
1130 Meadow Lake Dr Unit 06 Vista, CA	2.0	1.0	1000	$2,695	$2.69	44d	1	0.64mi
1025 Meadow Lake Dr Apt 12A Vista, CA	1.0	1.0	960	$2,195	$2.29	44d	1	0.65mi
1025 Meadow Lake Dr Apt 20 Vista, CA	1.0	1.0	960	$2,195	$2.29	12d	1	0.65mi
510 Townsite Dr Vista, CA	1.0–2.0	1.0–1.5	775	$2,195	$2.83	0d	2	0.72mi
1060 Vale Terrace Dr Vista, CA	1.0–2.0	1.0–2.0	866	$2,425	$2.80	6d	1	0.75mi
1520 Independence Way Unit 3 Vista, CA	2.0	2.0	1130	$3,400	$3.01	11d	1	0.77mi
1509 Goodwin Dr Vista, CA	3.0	2.0	1200	$3,500	$2.92	44d	1	0.78mi
1122 Geronimo Pl Vista, CA	3.0–4.0	2.5–3.0	1354	$3,579	$2.64	0d	1	0.80mi
801 Hillside Ter Vista, CA	2.0	2.0	1150	$2,550	$2.22	24d	1	0.81mi
2073 White Alder Ln Vista, CA	1.0	1.0	1857	$2,000	$1.08	18d	1	0.81mi
1333 N Santa Fe Ave Vista, CA	2.0	1.0–2.0	886	$3,456	$3.90	0d	11	0.85mi
1280 N Citrus Ave Vista, CA	1.0–2.0	1.0–2.0	979	$2,705	$2.76	0d	4	0.87mi
740 Paseo Buena Vis Vista, CA	1.0–3.0	1.0–2.0	1038	$3,337	$3.21	0d	7	0.88mi
1559 N Santa Fe Ave Vista, CA	2.0	1.0–2.0	699	$3,145	$4.50	20d	4	0.97mi
1559 N Santa Fe Ave Vista, CA	1.0–2.0	1.0–2.0	827	$3,195	$3.86	25d	10	0.97mi
318 Hillside Ct Vista, CA	2.0	1.5	925	$2,595	$2.81	3d	1	0.99mi
1024 Bonnie Brae Pl Vista, CA	3.0	2.0	1684	$3,800	$2.26	25d	1	1.00mi
291 Weston Cir Apt 4 Vista, CA	2.0	2.0	890	$2,650	$2.98	0d	1	1.13mi
123 Taylor St Vista, CA	2.0	2.0	947	$2,700	$2.85	6d	2	1.16mi
311 Weston Cir Vista, CA	2.0	1.5–2.0	890	$2,645	$2.97	25d	5	1.19mi
271 Weston Cir Apt 21 Vista, CA	2.0	2.0	890	$2,695	$3.03	25d	1	1.21mi

Listing history 26 events

1. 2026-06-21
   days on market $132,000 Active 63 DOM
2. 2026-06-18
   days on market $132,000 Active 60 DOM
3. 2026-06-17
   days on market $132,000 Active 59 DOM
4. 2026-06-16
   days on market $132,000 Active 58 DOM
5. 2026-06-15
   days on market $132,000 Active 57 DOM
6. 2026-06-13
   days on market $132,000 Active 55 DOM
7. 2026-06-13
   days on market $132,000 Active 54 DOM
8. 2026-06-09
   days on market $132,000 Active 51 DOM
9. 2026-06-08
   days on market $132,000 Active 50 DOM
10. 2026-06-07
    days on market $132,000 Active 49 DOM
11. 2026-06-04
    days on market $132,000 Active 46 DOM
12. 2026-06-03
    days on market $132,000 Active 45 DOM
13. 2026-06-02
    days on market $132,000 Active 44 DOM
14. 2026-06-01
    days on market $132,000 Active 43 DOM
15. 2026-05-31
    days on market $132,000 Active 42 DOM
16. 2026-05-07
    price $132,000 715-char remark

    Show marketing remark (715 chars)

    Lovely 1,392 sq. ft. mobile home situated on a spacious corner lot in the sought-after 55+ Vista Royal Lodge community. This home features a bright and open floor plan, providing plenty of living space and easy access to shopping and public transportation. The windows are upgraded to vinyl. The property boasts mature grapefruit, orange, and lemon trees, enhancing its charm. The park is city rent-controlled, with a monthly space rent of $1,138.45. Approval from the park is necessary, requiring residents to be 55/45 years old, have a credit score of 700 or above, earn at least three times the space rent monthly, and have no history of evictions or bankruptcy. Additionally, there are no yearly property taxes.

17. 2026-04-27
    price $137,999 715-char remark

    Show marketing remark (715 chars)

    Lovely 1,392 sq. ft. mobile home situated on a spacious corner lot in the sought-after 55+ Vista Royal Lodge community. This home features a bright and open floor plan, providing plenty of living space and easy access to shopping and public transportation. The windows are upgraded to vinyl. The property boasts mature grapefruit, orange, and lemon trees, enhancing its charm. The park is city rent-controlled, with a monthly space rent of $1,138.45. Approval from the park is necessary, requiring residents to be 55/45 years old, have a credit score of 700 or above, earn at least three times the space rent monthly, and have no history of evictions or bankruptcy. Additionally, there are no yearly property taxes.

18. 2026-04-17
    listed $145,000 Active 715-char remark

    Show marketing remark (715 chars)

    Lovely 1,392 sq. ft. mobile home situated on a spacious corner lot in the sought-after 55+ Vista Royal Lodge community. This home features a bright and open floor plan, providing plenty of living space and easy access to shopping and public transportation. The windows are upgraded to vinyl. The property boasts mature grapefruit, orange, and lemon trees, enhancing its charm. The park is city rent-controlled, with a monthly space rent of $1,138.45. Approval from the park is necessary, requiring residents to be 55/45 years old, have a credit score of 700 or above, earn at least three times the space rent monthly, and have no history of evictions or bankruptcy. Additionally, there are no yearly property taxes.

19. 2021-10-13
    soldstatus $90,000 Sold 539-char remark

    Show marketing remark (539 chars)

    1400 sq. ft. Mobile Home on large corner lot. Home is located in popular 55 and up, Vista Royal Lodge mobile home community. Enjoy the convenience of being so close to all your shopping and transportation needs. This mobile home has plenty of living space and is large and open. Three fruit trees on the property bear the best Grapefruit, Oranges and Lemons. Mobile home community is under rent control through the city of Vista. Must be park approved before completing the purchase process. Space rent is $753.13 monthly. No yearly taxes!

20. 2021-09-25
    status Pending 539-char remark

    Show marketing remark (539 chars)

    1400 sq. ft. Mobile Home on large corner lot. Home is located in popular 55 and up, Vista Royal Lodge mobile home community. Enjoy the convenience of being so close to all your shopping and transportation needs. This mobile home has plenty of living space and is large and open. Three fruit trees on the property bear the best Grapefruit, Oranges and Lemons. Mobile home community is under rent control through the city of Vista. Must be park approved before completing the purchase process. Space rent is $753.13 monthly. No yearly taxes!

21. 2021-08-25
    price $92,500 539-char remark

    Show marketing remark (539 chars)

    1400 sq. ft. Mobile Home on large corner lot. Home is located in popular 55 and up, Vista Royal Lodge mobile home community. Enjoy the convenience of being so close to all your shopping and transportation needs. This mobile home has plenty of living space and is large and open. Three fruit trees on the property bear the best Grapefruit, Oranges and Lemons. Mobile home community is under rent control through the city of Vista. Must be park approved before completing the purchase process. Space rent is $753.13 monthly. No yearly taxes!

22. 2021-08-05
    listed $99,500 Active 539-char remark

    Show marketing remark (539 chars)

    1400 sq. ft. Mobile Home on large corner lot. Home is located in popular 55 and up, Vista Royal Lodge mobile home community. Enjoy the convenience of being so close to all your shopping and transportation needs. This mobile home has plenty of living space and is large and open. Three fruit trees on the property bear the best Grapefruit, Oranges and Lemons. Mobile home community is under rent control through the city of Vista. Must be park approved before completing the purchase process. Space rent is $753.13 monthly. No yearly taxes!

23. 2007-12-31
    historical
24. 2007-12-31
    historical
25. 2007-06-20
    listed $54,000
26. 2007-06-20
    listed $54,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 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: $35,234
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − Depreciation: −$3,840
• Taxable income: $15,723
• Est. tax owed @ 24.0%: −$3,773
• After-tax cash flow: $13,115/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: Vista Unified
• NCES district ID: 0641190
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 59% ▲ 9.00%
• Median HH income: $60,067
• Composite: 39.91/100
• National rank: #3850
• State rank: #175 of 517 in CA

Livability — Vista

• Score: 60/100
• State rank: #584
• US rank: #18990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 49,727
• Household income: $98,577
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1904.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% White 38% Two or more races 26% Asian 4% Black 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 34% Tagalog/Filipino 1% 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: ▼ -649.36%
• Current HPI: 366.7772
• Rent YoY: ▲ 1.59%
• 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

+144.4% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $132,000 CRMLS
• 2026-04-27 Price Changed $137,999 CRMLS
• 2026-04-17 Listed $145,000 CRMLS
• 2021-10-13 Sold (MLS) $90,000 SDMLS
• 2021-09-25 Pending — SDMLS
• 2021-08-25 Price Changed $92,500 SDMLS
• 2021-08-05 Listed $99,500 SDMLS
• 2007-12-31 Listing Removed — SDMLS
• 2007-12-31 Listing Removed — CRMLS
• 2007-06-20 Listed $54,000 SDMLS
• 2007-06-20 Listed $54,000 CRMLS