1810 Hillsdale Rd #99 · Rancho San Diego, CA 92019

$165,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 13 Days on market

Built 1977 14 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location!!! Extremely clean 3-bedroom, 2 full bath mobile home in excellent original condition, perfectly nestled in a quiet family park in Rancho San Diego. This spacious, well-maintained 1,152-square-foot home offers ample room for comfortable family living and plenty of inside storage. The home includes a convenient shed for extra storage, a private backyard area with a peaceful view of an open field, and a covered carport accommodating two vehicles. This park has one of the most affordable space rents in El Cajon at $1,245 per month. Community amenities include a refreshing pool and a clubhouse, making it an ideal place to relax and socialize. Great location near sch

Key facts

• Clubhouse
• Refreshing pool
• 14.25 acre lot

Tags

• PRIVATE BACKYARD AREA
• REFRESHING POOL
• CLUBHOUSE
• GREAT LOCATION NEAR SCHOOLS

Property features AI

Finance

• Other: Manager approval required for rental/occupancy; Pets allowed with size and number limits (dogs and cats OK)
• Financial info: Land lease of $1,245 (land lease property)
• HOA & community: Located in Singing Hills Mobile Estates; Suburban community

Exterior

• Parking: Attached carport with space for 2 vehicles; Has parking
• Utilities: Public sewer
• Home design: Single-story mobile home (Skyline model, 24' x 48'); Has a view
• Construction: Year built per assessor; Double-wide mobile home
• Exterior features: Community pool within a fenced area; Lot is level/flat and backs to a greenbelt; One shed on the property; Mobile home remains on the lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling available (see remarks)
• Interior features: One-level home with front-door entry; Entry level is the first floor
• Laundry & utility: Washer hookup available; Washer/dryer details noted in remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 17.2% vs local median 2.6% in Rancho San Diego — 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 (#395 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities F, cost of living F, health & safety 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 + 0.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1977 — 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 B-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?
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: 1.89% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.82%
• DSCR: 2.73
• GRM: 4.4

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: 31.8%
• Equity multiple: 2.28×
• Total profit: $59,274
• Equity at exit: $24,602

10-year hold

• IRR: 37.3%
• Equity multiple: 4.00×
• Total profit: $138,696
• Equity at exit: $14,266

Cash invested: $46,200 (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 92019

• Rents YoY: -2.6%
• Active inventory: 137
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,112 high
• Mortgage (P&I): −$865
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $1,495

Break-even live

Break-even rent $1,220

Max offer price $165,000

Occupancy floor 47%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12090 Calle de Montana #254 El Cajon, CA	2.0	2.0	1139	$3,200	$2.81	1d	1	0.85mi
12083 Calle De Montana Unit 219A El Cajon, CA	2.0	1.0	913	$2,699	$2.96	1d	1	0.87mi
12022 Calle de Montana #290 El Cajon, CA	2.0	2.5	1220	$2,950	$2.42	10d	1	0.97mi
12367 Calle Albara El Cajon, CA	1.0–2.0	1.0–2.0	850	$2,874	$3.38	1d	2	0.98mi
1627 Woodrun Pl El Cajon, CA	3.0	3.0	1294	$4,000	$3.09	2d	1	0.99mi
1451 Brabham St El Cajon, CA	1.0–2.0	1.0–2.0	1005	$2,880	$2.86	1d	8	1.17mi
2450 Hilton Head Pl El Cajon, CA	1.0–3.0	1.0–2.0	882	$3,034	$3.44	1d	46	1.32mi
1676 Raynell Way Unit 1465005P El Cajon, CA	4.0	2.0	1227	$9,166	$7.47	21d	1	1.37mi
1536 Gustavo St Unit D El Cajon, CA	2.0	1.0	945	$2,800	$2.96	24d	1	1.40mi
11424 Via Rancho San Diego #92 El Cajon, CA	2.0	2.0	866	$2,975	$3.44	19d	1	1.44mi
1535 Granite Hills Dr El Cajon, CA	2.0	2.0	825	$2,400	$2.91	1d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $165,000 Active 13 DOM
2. 2026-06-17
   days on market $165,000 Active 12 DOM
3. 2026-06-16
   days on market $165,000 Active 11 DOM
4. 2026-06-15
   days on market $165,000 Active 10 DOM
5. 2026-06-13
   days on market $165,000 Active 8 DOM
6. 2026-06-13
   days on market $165,000 Active 7 DOM
7. 2026-06-09
   days on market $165,000 Active 4 DOM
8. 2026-06-08
   days on market $165,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $165,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $359 · $30/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$895/yr (+$75/mo · 249.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 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: $37,345
• − Mortgage interest: −$9,243
• − Property taxes: −$359
• − Insurance: −$825
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$4,800
• Taxable income: $16,144
• Est. tax owed @ 24.0%: −$3,874
• After-tax cash flow: $14,061/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 — Rancho San Diego

• Score: 65/100
• State rank: #395
• US rank: #13426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho San Diego, CA
• County: San Diego County · 3,178,799 people
• 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 event — show timeline

• 2026-06-05 Listed $165,000 CRMLS

Property tax history

+6.7%/yr

Latest (2013): $359 · +5.7% YoY. Source: county tax records.