410 S 1st St #188 · El Cajon, CA 92019

$259,000

3 bd · 2.0 ba · 1,414 sqft · Manufactured · 112 Days on market

Built 2025 Good condition ↓ 2% 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort, community, and easy California living in this beautifully maintained manufactured home located in a welcoming senior community in El Cajon. Nestled in a peaceful mobile home park, this residence offers the perfect blend of affordability, convenience, and relaxed lifestyle living. Enjoy spacious interiors, abundant natural light, and a friendly neighborhood atmosphere designed for active seniors seeking comfort and connection. Your next chapter starts here—where quality living meets a vibrant 55+ community in the heart of El Cajon. 410 South 1st. Street Space#188 El Cajon, CA 92019

Key facts

• Parking
• Community pool
• Built 2025

Property features AI

Finance

• Other: Lot density: 0-1 Unit/Acre; Elevation units in feet
• Financial info: Land lease: $1,150 monthly
• HOA & community: Senior community; Street lighting in community; Park: El Cajon Valley; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Carport (1 space)
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Electricity and sewer connected
• Home design: Single-story; Entry level: 1; Mobile home (26' x 56'); Model 28563P; Mobile home remains on site
• Construction: Shingle roof; Built by builder (year built source: Builder)
• Exterior features: Awning; Community pool

Interior

• Kitchen: Gas cooktop; Garbage disposal; Microwave
• Bedrooms: All bedrooms on one level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Shower-in-tub and exhaust fans
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Ceiling fan; Blinds and window screens; Front and back door entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.4% in El Cajon — 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 70/100 on livability (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living 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 (-2.6%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 35% of the median local income ($102k/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 $2k of loan paydown is wiped out by about $8k 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 112 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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. 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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-14,141
• Equity at exit: $38,618

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,048
• Equity at exit: $22,394

Cash invested: $72,520 (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 92019

• Rents YoY: -2.6%
• Active inventory: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,992 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $574

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 76%

Sensitivity live

Price	-10% $753	-5% $663	+0% $574	+5% $484	+10% $395
Rent	-10% $338	-5% $456	+0% $574	+5% $692	+10% $810
Rate	-1.0pp $704	-0.5pp $640	base $574	+0.5pp $507	+1.0pp $439

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1065 E Washington Ave El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	0d	1	0.12mi
1065 E Washington Ave Apt N El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	18d	1	0.12mi
639 Bighorn Ct El Cajon, CA	3.0	2.0	1150	$4,300	$3.74	0d	1	0.15mi
975 E Washington Ave Apt E El Cajon, CA	2.0	1.0	900	$2,100	$2.33	22d	1	0.21mi
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,355	$2.81	0d	7	0.21mi
957 E Washington Ave El Cajon, CA	2.0	2.0	900	$2,295	$2.55	0d	1	0.24mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,750	$3.22	0d	5	0.25mi
1137 E Lexington Ave El Cajon, CA	2.0	1.0	900	$1,995	$2.22	0d	1	0.30mi
602 S Mollison Ave Unit C El Cajon, CA	2.0	2.0	1024	$2,600	$2.54	0d	1	0.32mi
758 S Mollison Ave El Cajon, CA	2.0	1.0	875	$1,945	$2.22	0d	2	0.38mi
447 S Lincoln Ave El Cajon, CA	2.0	1.5	928	$2,300	$2.48	0d	1	0.43mi
800 E Lexington Ave El Cajon, CA	2.0–3.0	2.0	1040	$3,210	$3.09	0d	5	0.45mi
200 S Mollison Ave El Cajon, CA	2.0	1.0	950	$1,995	$2.10	0d	1	0.45mi
415 S Lincoln Ave El Cajon, CA	1.0–2.0	1.0–2.0	749	$2,359	$3.15	0d	5	0.47mi
351 S Lincoln Ave El Cajon, CA	2.0	2.0	900	$2,395	$2.66	0d	1	0.47mi
620 E Lexington Ave #3 El Cajon, CA	2.0	2.0	1000	$2,900	$2.90	2d	1	0.58mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,131	$2.53	0d	10	0.59mi
1026 S Mollison Ave El Cajon, CA	3.0	2.5	1771	$4,000	$2.26	0d	1	0.61mi
1020 S Mollison Ave El Cajon, CA	3.0	2.5	1768	$4,100	$2.32	0d	1	0.61mi
1036 S Mollison Ave El Cajon, CA	3.0	2.5	1776	$4,350	$2.45	0d	1	0.61mi
805 Benny Way El Cajon, CA	3.0	3.0	1477	$4,300	$2.91	3d	1	0.61mi
851 Taft Ave El Cajon, CA	3.0	2.0	1792	$3,850	$2.15	0d	1	0.64mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	0d	1	0.68mi
148 Taft Ave Unit 7 El Cajon, CA	2.0	1.0	875	$1,870	$2.14	0d	1	0.72mi
346 Jamacha Rd El Cajon, CA	2.0	1.0–2.0	887	$2,442	$2.75	0d	8	0.73mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	21d	1	0.76mi
291 Jamacha Rd El Cajon, CA	1.0–2.0	1.0	825	$2,095	$2.54	0d	4	0.78mi
280 Roanoke Rd El Cajon, CA	2.0	2.0	1024	$2,395	$2.34	0d	1	0.79mi
280 Roanoke Rd Unit 1 El Cajon, CA	2.0	1.5	1024	$2,395	$2.34	0d	1	0.79mi
1380 E Washington Ave Unit 49W El Cajon, CA	3.0	3.0	1446	$3,550	$2.46	8d	1	0.80mi
480 Jamacha Rd El Cajon, CA	2.0	2.0	913	$2,495	$2.73	0d	1	0.82mi
422 Shady Ln El Cajon, CA	1.0–3.0	1.0–2.0	900	$2,804	$3.12	0d	19	0.85mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	0.95mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	4d	1	0.95mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	0.97mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	0d	1	1.01mi
761 S Orange Ave Unit B El Cajon, CA	2.0	1.0	1000	$2,095	$2.10	0d	1	1.01mi
340 Wells Ave El Cajon, CA	2.0	2.0	1000	$2,775	$2.77	0d	2	1.03mi
345 Dahlia Way El Cajon, CA	3.0	2.5	1700	$4,200	$2.47	2d	1	1.05mi
921 S Sunshine Ave El Cajon, CA	2.0	2.0	900	$2,350	$2.61	0d	2	1.11mi

Listing history 16 events

1. 2026-06-18
   days on market $259,000 Active 112 DOM
2. 2026-06-17
   days on market $259,000 Active 111 DOM
3. 2026-06-16
   days on market $259,000 Active 110 DOM
4. 2026-06-15
   days on market $259,000 Active 109 DOM
5. 2026-06-13
   days on market $259,000 Active 107 DOM
6. 2026-06-13
   days on market $259,000 Active 106 DOM
7. 2026-06-09
   days on market $259,000 Active 103 DOM
8. 2026-06-08
   pricedays on market $259,000 Active 102 DOM
9. 2026-06-07
   days on market $264,900 Active 101 DOM
10. 2026-06-04
    days on market $264,900 Active 98 DOM
11. 2026-06-03
    days on market $264,900 Active 97 DOM
12. 2026-06-02
    days on market $264,900 Active 96 DOM
13. 2026-06-01
    days on market $264,900 Active 95 DOM
14. 2026-05-31
    days on market $264,900 Active 94 DOM
15. 2026-04-30
    price $264,900
16. 2026-02-26
    listed $269,900 Active

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,906
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,872
• − Management: −$2,872
• − Depreciation: −$7,535
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $6,182/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with no visible damage or wear. It has a good exterior, interior, and landscaping. Painting the exterior and landscaping improvements would increase its resale and rental value.

Value-add opportunities

• Resale Painting the exterior siding and roof — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and make it more attractive to potential renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and roof — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and make it more attractive to potential renters. ↑

ⓘ 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: 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 — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 45,351
• Household income: $101,973
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1897.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Arab 6% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China
• Languages at home: 69% English-only · Spanish 11% Arabic 10% 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: ▼ -553.81%
• Current HPI: 349.3085
• Rent YoY: ▼ -2.61%
• 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

-1.9% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $264,900 CRMLS
• 2026-02-26 Listed $269,900 CRMLS