8301 Mission Gorge #263 · Santee, CA 92071

$229,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 55 Days on market

Built 1968 2,500 sqft lot Est $210k · 9% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.5/10.0
• ARV discount +3.4/15.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED!!! A great value in this outstanding park. Large comfortable rooms, great kitchen, and separate laundry room. Needs a flooring redo and a little TLC and you will have a great home to retire in. THIS HOME HAS BEEN REDUCED AGAIN. .. JUST WAITING FOR YOU TO MAKE IT YOUR OWN.

Key facts

• Move-in ready
• Updated finishes
• Natural light

Tags

• REMODELED HOME
• UPDATED FINISHES
• SPACIOUS LAYOUT
• NATURAL LIGHT
• PEACEFUL SETTING
• MOVE-IN READY

Property features AI

Finance

• Other: Lot size and living area listed as estimated; Location coordinates available
• Financial info: Assessments: Unknown
• HOA & community: Senior community; Community features include biking, hiking, and park; Land lease: $1,244

Exterior

• Parking: 2 total parking spaces; 2 carport spaces; Located in Meadowbrook Mobile Estates
• Security: Manager approval required
• Utilities: Public sewer
• Home design: Mobile home (20' x 60'); Mobile home remains on site; Single-story
• Construction: Construction details not specified
• Exterior features: Community pool; Level lot with street access

Interior

• Kitchen: Kitchen
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling
• Interior features: One-level home; Entry on left and right; Entry; Living Room
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.6% in Santee — 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 (#361 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: health & safety C-, amenities D, cost of living F.
• Santee (suburban): math 46% / reading 54% proficiency, ranked #130 of 517 in CA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 197 active listings in the ZIP; 11 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).
• This rent runs 32% of the median local income ($114k/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 $7k 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 + 0.8% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago 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.
• Current owner paid $15k; list at $229k implies a 1437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $210,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 Mission Gorge Rd #282	0.10mi	2/2.0	1,248 (+4%)	5mo	$310,000	$248	84
8301 Mission Gorge Rd #86	0.10mi	2/2.0	1,272 (+6%)	2mo	$223,000	$175	84
8301 Mission Gorge Rd #124	0.00mi	2/2.0	1,368 (+14%)	0mo	$100,000	$73	76
8301 Mission Gorge Rd #172	0.08mi	2/2.0	1,344 (+12%)	3mo	$220,000	$164	73
8301 Mission Gorge Rd #154	0.10mi	2/2.0	1,344 (+12%)	5mo	$160,000	$119	71
8301 Mission Gorge Road 301	0.10mi	3/2.0 (+1)	1,320 (+10%)	4mo	$295,000	$223	70
8301 Mission Gorge Rd #286	0.10mi	2/2.0	1,368 (+14%)	4mo	$189,000	$138	69
8301 Mission Gorge Rd #351	0.10mi	2/2.0	1,368 (+14%)	8mo	$240,000	$175	66
8301 Mission Gorge Rd Spc 382	0.10mi	2/2.0	1,368 (+14%)	8mo	$225,000	$164	65
8545 Mission Gorge Rd Spc 232	0.31mi	3/2.0 (+1)	1,325 (+10%)	3mo	$299,000	$226	61
8545 Mission Gorge Rd Spc 147	0.36mi	3/2.0 (+1)	1,325 (+10%)	2mo	$315,000	$238	60
8545 Mission Gorge Rd Spc 141	0.33mi	2/2.0	1,040 (-13%)	7mo	$230,000	$221	56

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $9,740
• Equity at exit: $34,145

10-year hold

• IRR: 11.4%
• Equity multiple: 1.81×
• Total profit: $51,796
• Equity at exit: $19,800

Cash invested: $64,120 (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 92071

• Rents YoY: 0.8%
• Active inventory: 197
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,062 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $837

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 68%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7962 Arly Ct #12 Santee, CA	2.0	2.0	945	$2,800	$2.96	2d	1	0.38mi
8605 Arminda Cir Santee, CA	2.0	2.0	958	$2,650	$2.77	2d	1	0.40mi
8609 Arminda Cir #13 Santee, CA	2.0	2.0	984	$3,000	$3.05	2d	1	0.42mi
7847 Mission Gorge Rd Santee, CA	1.0	1.0–2.0	870	$2,845	$3.27	2d	4	0.47mi
177 Via Montisi Santee, CA	2.0	2.5	1239	$3,450	$2.78	2d	1	0.52mi
69 Via Sovana Santee, CA	3.0	3.0	1342	$3,600	$2.68	2d	1	0.52mi
8434 Kreiner Way Santee, CA	3.0	2.0	1305	$4,213	$3.23	22d	1	0.76mi
8617 Bushy Hill Dr Santee, CA	2.0–3.0	2.0–3.0	1299	$2,700	$2.08	2d	1	1.01mi
8745 Redwood Dr Santee, CA	2.0–3.0	1.5–2.5	1264	$2,850	$2.25	2d	1	1.03mi
8009 Calle Fanita Santee, CA	2.0	1.5	1024	$2,995	$2.92	2d	1	1.12mi
9409 Lake Murray Blvd San Diego, CA	2.0	2.5	1290	$3,300	$2.56	18d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $229,000 Active 55 DOM
2. 2026-06-17
   days on market $229,000 Active 54 DOM
3. 2026-06-16
   days on market $229,000 Active 53 DOM
4. 2026-06-15
   days on market $229,000 Active 52 DOM
5. 2026-06-13
   days on market $229,000 Active 50 DOM
6. 2026-06-13
   days on market $229,000 Active 49 DOM
7. 2026-06-09
   days on market $229,000 Active 46 DOM
8. 2026-06-08
   days on market $229,000 Active 45 DOM
9. 2026-06-07
   days on market $229,000 Active 44 DOM
10. 2026-06-04
    days on market $229,000 Active 41 DOM
11. 2026-06-03
    days on market $229,000 Active 40 DOM
12. 2026-06-02
    days on market $229,000 Active 39 DOM
13. 2026-06-01
    days on market $229,000 Active 38 DOM
14. 2026-05-31
    days on market $229,000 Active 37 DOM
15. 2026-04-24
    price $229,000
16. 2026-04-23
    listed $234,900 Active
17. 2009-10-28
    soldstatus $14,900 280-char remark

    Show marketing remark (280 chars)

    REDUCED!!! A great value in this outstanding park. Large comfortable rooms, great kitchen, and separate laundry room. Needs a flooring redo and a little TLC and you will have a great home to retire in. THIS HOME HAS BEEN REDUCED AGAIN. .. JUST WAITING FOR YOU TO MAKE IT YOUR OWN.

18. 2009-09-08
    price $14,900
19. 2009-08-15
    price $17,900
20. 2009-07-23
    price $18,400
21. 2009-05-14
    price $18,900
22. 2009-04-16
    price $24,900
23. 2009-03-13
    price $28,000
24. 2009-02-07
    listed $14,900 280-char remark

    Show marketing remark (280 chars)

    REDUCED!!! A great value in this outstanding park. Large comfortable rooms, great kitchen, and separate laundry room. Needs a flooring redo and a little TLC and you will have a great home to retire in. THIS HOME HAS BEEN REDUCED AGAIN. .. JUST WAITING FOR YOU TO MAKE IT YOUR OWN.

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 4 d/yr ≥96°F today · 11 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: $36,748
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$6,662
• Taxable income: $6,799
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $8,408/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: Santee
• NCES district ID: 0635880
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $73,452
• Composite: 45.0/100
• National rank: #2698
• State rank: #130 of 517 in CA

Livability — Santee

• Score: 65/100
• State rank: #361
• US rank: #12272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, CA
• County: San Diego County · 3,178,799 people
• City population: 59,590
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 59,590
• Household income: $113,618
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1719.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 16% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% Arabic 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: ▼ -607.00%
• Current HPI: 393.1781
• Rent YoY: ▲ 0.85%
• 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

+1436.9% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $229,000 CRMLS
• 2026-04-23 Listed $234,900 CRMLS
• 2009-10-28 Sold (MLS) $14,900 CRMLS
• 2009-09-08 Price Changed $14,900 SDMLS
• 2009-08-15 Price Changed $17,900 SDMLS
• 2009-07-23 Price Changed $18,400 SDMLS
• 2009-05-14 Price Changed $18,900 SDMLS
• 2009-04-16 Price Changed $24,900 SDMLS
• 2009-03-13 Price Changed $28,000 SDMLS
• 2009-02-07 Listed $14,900 CRMLS