211 N Citrus Ave #270 · Escondido, CA 92027

$160,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 28 Days on market

Built 1970 3,000 sqft lot Est $257k · 38% under ↓ 11% since listing

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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
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Carefree Ranch -- Where Comfort Meets Community! Discover the perfect blend of charm and convenience in this well-maintained home nestled within the sought-after Carefree Ranch active 55+ community. From the moment you step inside, a warm and inviting atmosphere welcomes you home. Spanning over 1,330 sq ft, this delightful home features a cozy living room, a spacious dining area, and a well-appointed kitchen. Two comfortable bedrooms and two baths provide the perfect layout for easy living. The coveted California room offers year-round indoor-outdoor enjoyment, while the covered carport and patio area add even more functionality and charm. As a resident, you'll also enjoy access

Key facts

• Clubhouse
• Covered carport
• Community amenities

Tags

• CALIFORNIA ROOM
• COVERED CARPORT
• COMMUNITY AMENITIES
• POOL AND SPA
• CLUBHOUSE
• EXERCISE ROOM

Property features AI

Finance

• Other: Property sold/rented as-is; Rent control applies; Short-term rentals not allowed; Will not consider lease
• Financial info: Sale terms: cash or cash to new loan; Sold/available under standard sale terms; Possession: close plus 3 days
• HOA & community: Senior community; Monthly land lease: $705; No gated community; Monthly association fees listed as $0

Exterior

• Parking: Attached carport; Total 2 parking spaces (1 covered, 1 carport/assigned uncovered)
• Security: Community security features (other)
• Utilities: Sewer: unknown; PUD: no
• Home design: Detached double-wide mobile/manufactured home; One story; Located in a senior park (Carefree Ranch)
• Construction: Manufactured home (Great Lakes make/model); Two sheds included; Year built per assessor
• Exterior features: Level yard; Community pool (in-ground); Mountain views; Security: other

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: Main floor primary bedroom with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; Central air conditioning
• Interior features: Unfurnished; Dining area; Living room; No fireplace
• Laundry & utility: Washer; Dryer; Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.4% in Escondido — 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 (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, crime D+, cost of living F.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orange Glen Elementary (496 students, 83% FRL); Hidden Valley Middle (808 students, 87% FRL); Orange Glen High (math 11% / reading 49%, grade F, #715 of 1,170 statewide, top 62%, 1,974 students, 87% FRL).
• Market conditions: Rents rising (+2.5%/yr); 134 active listings in the ZIP; 22 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 ($93k/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 + 2.5% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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 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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $256,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 N Citrus Ave #270	0.00mi	2/2.0	1,344 (0%)	0mo	$147,000	$109	100
2280 E Valley Pkwy #4	0.40mi	2/2.0	1,362 (+1%)	2mo	$259,999	$191	77
2280 E Valley Pkwy #79	0.40mi	2/2.0	1,368 (+2%)	4mo	$160,000	$117	76
211 N Citrus Ave #22	0.00mi	2/2.0	1,200 (-11%)	8mo	$195,000	$163	75
2550 E Valley Pkwy #77	0.52mi	3/2.0 (+1)	1,344 (0%)	1mo	$370,000	$275	70
2300 E Valley Pkwy #237	0.29mi	2/2.0	1,440 (+7%)	6mo	$150,000	$104	70
2300 E Valley #84	0.29mi	2/2.0	1,440 (+7%)	7mo	$179,000	$124	69
2300 E Valley #76	0.29mi	2/2.0	1,222 (-9%)	5mo	$246,000	$201	67
2700 E Valley Pkwy #272	0.66mi	3/2.0 (+1)	1,344 (0%)	3mo	$280,000	$208	61
2300 E Valley Pkwy Spc 125 Pkwy	0.34mi	3/2.0 (+1)	1,535 (+14%)	8mo	$270,000	$176	49
2700 E Valley Pkwy #298	0.72mi	3/2.0 (+1)	1,404 (+4%)	8mo	$362,000	$258	47
2700 E Valley Pkwy #315	0.69mi	3/2.0 (+1)	1,152 (-14%)	1mo	$260,000	$226	38

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.85×
• Total profit: $37,897
• Equity at exit: $23,857

10-year hold

• IRR: 28.7%
• Equity multiple: 3.49×
• Total profit: $111,555
• Equity at exit: $13,834

Cash invested: $44,800 (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 92027

• Rents YoY: 2.5%
• Active inventory: 134
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,694 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $1,023

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,133	-5% $1,078	+0% $1,023	+5% $967	+10% $912
Rent	-10% $810	-5% $916	+0% $1,023	+5% $1,129	+10% $1,235
Rate	-1.0pp $1,103	-0.5pp $1,063	base $1,023	+0.5pp $981	+1.0pp $939

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 E Grand Ave Escondido, CA	1.0–2.0	1.0	832	$2,500	$3.00	0d	3	0.06mi
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$2,971	$2.83	0d	4	0.33mi
151 Gayland St Escondido, CA	1.0–2.0	1.0	780	$2,394	$3.07	0d	7	0.40mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,298	$2.44	0d	2	0.45mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,398	$2.55	11d	2	0.45mi
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	3d	1	0.61mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	5d	1	0.64mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	0d	1	0.64mi
2536 White Oak Pl #2 Escondido, CA	3.0	2.0	1039	$3,300	$3.18	0d	1	0.71mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	0d	1	0.74mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,550	$2.84	16d	1	0.75mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,450	$2.73	11d	2	0.75mi
1695 Kenora Dr Escondido, CA	3.0	2.0	1610	$4,275	$2.66	0d	1	0.78mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	25d	1	0.87mi
1501 E Grand Ave Escondido, CA	2.0	1.0–2.0	718	$2,418	$3.37	0d	19	0.89mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	0d	13	1.04mi
1333 E Grand Ave Escondido, CA	1.0	1.0	818	$2,100	$2.57	12d	17	1.04mi
1316 E Grand Ave Apt 104 Escondido, CA	2.0	2.0	965	$2,495	$2.59	0d	1	1.07mi
1315 E Grand Ave Escondido, CA	2.0	2.0	1120	$2,400	$2.14	0d	1	1.10mi
1302 Oak Hill Dr Escondido, CA	2.0	2.0	970	$2,600	$2.68	0d	3	1.22mi
505 San Pasqual Valley Rd Escondido, CA	1.0–2.0	1.0–2.5	904	$2,950	$3.26	0d	1	1.34mi
1020 E Washington Ave Escondido, CA	1.0	1.0	1178	$1,900	$1.61	0d	1	1.49mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   historical Active Under Contract
3. 2026-05-13
   price $160,000
4. 2026-04-22
   listed $180,000 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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 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: $32,330
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − Depreciation: −$4,655
• Taxable income: $10,340
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $9,790/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: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 54,113
• Household income: $93,338
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1638.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 57% White 32% Two or more races 24% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 39% Tagalog/Filipino 2% Vietnamese 2%

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: ▼ -768.40%
• Current HPI: 362.1027
• Rent YoY: ▲ 2.50%
• 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

-11.1% since first listed

4 events — show timeline

• 2026-05-20 Pending — GPSMLS
• 2026-05-15 Contingent — GPSMLS
• 2026-05-13 Price Changed $160,000 GPSMLS
• 2026-04-22 Listed $180,000 GPSMLS

Property tax history

+2.0%/yr

Latest (2013): $273 · +1.8% YoY. Source: county tax records.