10767 Jamacha Blvd Spc 39 · Spring Valley, CA 91978

$249,999

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 3 Days on market

Built 1971 33 ac lot Est $220k · 14% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNBELIVABLE PRICE!!!! SELLER GIVING IT AWAY!!!. BEAUTIFUL MOBIL-HOME IN A MOVE IN READY CONDITION. Park has a great pool and clubhouse. Couch, TV , Table, 3 sheds and hot tub convey. Buyer must be responsible for June Park fee ($994) YOU WILL NOT HAVE ANOTHER OPPORTUNITY LIKE THIS, PERIOD!!! offer must be cash, sale is AS-IS, Proof of funds required when submitting offer. [Supplement]: Domus, 1971 double wide. Fully equiped Gym; Community Pool and fitness center

Key facts

• Renovated bathrooms
• Community amenities
• Updated cabinetry

Tags

• FULLY REMODELED KITCHEN
• UPDATED CABINETRY
• RENOVATED BATHROOMS
• PRIVATE LAUNDRY ROOM
• DOUBLE-WIDE FLOOR PLAN
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Lot size reported from public records (0–1 unit/acre)
• HOA & community: Land lease community — monthly land lease of $1,670

Exterior

• Parking: Located in Lamplighter Village
• Utilities: Public sewer
• Home design: Single-story property; Front entry
• Exterior features: Community pool; Has a view; Curbed streets

Interior

• Bedrooms: All bedrooms located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: All bedrooms on the ground level; Front entry; One-level home; Central cooling
• Laundry & utility: Laundry available (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 11.7% vs local median 2.9% in Spring Valley — 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 59/100 on livability (#627 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, employment A, housing B+; Watch: schools D+, crime F, amenities 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: 20 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $5k; list at $250k implies a 4900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $249,999

Questions for the listing agent

1. Built in 1971 — 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 F 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: 1.45% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.49%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $219,648
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10767 Jamacha Blvd Spc 62	0.00mi	3/2.0 (+1)	1,540 (+0%)	2mo	$219,000	$142	93
10767 Jamacha Blvd #255	0.00mi	3/2.0 (+1)	1,440 (-6%)	14mo	$230,000	$160	73
10767 Jamacha Blvd #88	0.00mi	3/2.0 (+1)	1,440 (-6%)	16mo	$193,000	$134	72
10767 Jamacha Blvd #139	0.00mi	3/2.0 (+1)	1,456 (-5%)	20mo	$260,000	$179	70
10767 Jamacha Blvd Spc 68	0.00mi	3/2.0 (+1)	1,325 (-14%)	9mo	$170,000	$128	64
10767 Jamacha Blvd #145	0.01mi	3/2.0 (+1)	1,440 (-6%)	24mo	$230,000	$160	64
10767 Jamacha Blvd #122	0.00mi	3/2.0 (+1)	1,368 (-11%)	18mo	$212,500	$155	62
10767 Jamacha Blvd Spc 147	0.10mi	3/2.0 (+1)	1,325 (-14%)	8mo	$190,000	$143	60
10770 Jamacha Blvd #58	0.11mi	2/2.0	1,368 (-11%)	21mo	$80,000	$58	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $31,951
• Equity at exit: $37,276

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $121,281
• Equity at exit: $21,615

Cash invested: $70,000 (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 91978

• Active inventory: 20
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,626 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $1,137

Break-even live

Break-even rent $2,187

Max offer price $249,999

Occupancy floor 64%

Sensitivity live

Price	-10% $1,310	-5% $1,223	+0% $1,137	+5% $1,050	+10% $964
Rent	-10% $850	-5% $994	+0% $1,137	+5% $1,280	+10% $1,423
Rate	-1.0pp $1,263	-0.5pp $1,200	base $1,137	+0.5pp $1,072	+1.0pp $1,006

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2912 Anawood Way Spring Valley, CA	3.0	2.0	1059	$3,100	$2.93	0d	1	0.40mi
2615 Babaco St Spring Valley, CA	3.0	2.5	1859	$5,500	$2.96	0d	1	0.56mi
10108 Calle Marinero Spring Valley, CA	2.0–3.0	1.5	1038	$2,525	$2.43	2d	3	0.72mi
3265 Sweetwater Springs Blvd Spring Valley, CA	1.0–3.0	1.0–2.0	969	$2,872	$2.96	2d	1	0.91mi
2758 Lake Pointe Dr Spring Valley, CA	2.0–4.0	2.0–3.0	1484	$3,341	$2.25	0d	2	0.94mi
10423 Madrid Way Spring Valley, CA	1.0	1.0	1700	$1,200	$0.71	8d	1	1.19mi

Listing history 4 events

1. 2026-06-18
   days on market $249,999 Active 3 DOM
2. 2026-06-17
   days on market $249,999 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $249,999 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,512
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,481
• − Management: −$3,481
• − Depreciation: −$7,273
• Taxable income: $10,274
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $11,177/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: 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 — Spring Valley

• Score: 59/100
• State rank: #627
• US rank: #19882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, CA
• City population: 61,064
• Population (ZIP): 10,511

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 0.70)
• Race & ethnicity: White 39% Hispanic / Latino 37% Two or more races 19% Black 11% Asian 6%
• Hispanic origin (detail): Mexican 28% Dominican 4%
• Common ancestry: Arab 4% Romanian 1% Portuguese 1%
• Foreign-born: 22% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 30% Arabic 3% Other Asian/Pacific 3%

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: ▼ -341.95%
• Current HPI: 330.6808
• Rent YoY: —
• Metro: —
• 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

+3471.4% since first listed

7 events — show timeline

• 2026-05-06 Listed $249,999 CRMLS
• 2010-06-15 Sold (MLS) $5,000 CRMLS
• 2010-06-04 Price Changed $7,000 SDMLS
• 2010-03-14 Price Changed $15,000 SDMLS
• 2010-03-14 Price Changed $30,000 SDMLS
• 2010-03-09 Price Changed $15,000 SDMLS
• 2010-01-20 Listed $7,000 CRMLS

Property tax history

-5.3%/yr

Latest (2013): $274 · +5.3% YoY. Source: county tax records.