444 N El Camino Real Pkwy Spc 64 · Encinitas, CA 92024

$749,900

3 bd · 2.0 ba · 1,634 sqft · Manufactured public records · 34 Days on market

Built 2000 25 ac lot Est $549k · 37% over $285/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +9.5/30.0
• Schools +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +2.7/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bedroom 2 bath home located in Encinitas Mobile Home Park. Quaint and quiet park with great amenities. Don't miss out. Neighborhoods: Encinitas Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Available Topography: LL

Key facts

• 25.3 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Located in Encinitas Mobile Home Park (Park Encinitas); Directions: El Camino Real to La Entrada
• HOA & community: Part of Park Encinitas association; Monthly association fee of $285; Senior community; Association amenities include gym/exercise room, meeting room, clubhouse, banquet facilities, picnic area, and billiard room; Community features include street lighting and storm drains

Exterior

• Parking: Located in Encinitas Mobile Home Park
• Home design: Single-story mobile home; Mobile home dimensions approximately 25 ft by 65 ft; Mobile home remains on property
• Construction: Year built reported by assessor
• Exterior features: Community pool; Property has a view; Lot categorized as 0–1 unit/acre

Interior

• Bedrooms: All bedrooms are on the main (first) level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home with the main entry at the front door; All bedrooms located on the ground floor; Central air conditioning
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $750k.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $659k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $561k (25.2% below list).
• Recommended offer: $561k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.6% in Encinitas — 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 79/100 on livability (#54 in CA, #2,026 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, cost of living F.
• San Dieguito Union High (urban): math 72% / reading 79% proficiency, ranked #56 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 208 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 42% of the median local income ($159k/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 $5k of loan paydown is wiped out by about $22k 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 34 days — a 3% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $335k; list at $750k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $561,061 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $549,024
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 El Camino Real #2	0.00mi	3/2.0	1,512 (-8%)	1mo	$729,000	$482	87
444 N El Camino Real Real Spc 48	0.00mi	3/2.0	1,440 (-12%)	1mo	$665,000	$462	79
350 N El Camino Real Real #50	0.13mi	2/2.0 (-1)	1,440 (-12%)	1mo	$228,000	$158	68
444 N El Camino Real Spc 8	0.00mi	3/2.0	1,440 (-12%)	23mo	$570,000	$396	61
350 N El Camino Real Real Spc 19	0.13mi	2/2.0 (-1)	1,440 (-12%)	12mo	$280,000	$194	59
444 N El Camino Real #49	0.00mi	2/2.0 (-1)	1,400 (-14%)	18mo	$469,900	$336	56
350 N El Camino Real #22	0.13mi	2/2.0 (-1)	1,440 (-12%)	19mo	$191,000	$133	53
350 N El Camino Real #12	0.13mi	3/3.0	1,440 (-12%)	21mo	$189,000	$131	53

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.33×
• Total profit: $-140,563
• Equity at exit: $111,813

10-year hold

• IRR: -7.2%
• Equity multiple: 0.50×
• Total profit: $-105,351
• Equity at exit: $64,838

Cash invested: $209,972 (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 92024

• Rents YoY: 5.4%
• Active inventory: 208
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $5,611 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$417 /mo · $5,008/yr
• Insurance: −$312
• HOA: −$285
• Vacancy / Maint / Mgmt: −$1,178
• Net cashflow: $-515

Break-even live

Break-even rent $6,263

Max offer price $658,922

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-303	+0% $-515	+5% $-727	+10% $-940
Rent	-10% $-958	-5% $-737	+0% $-515	+5% $-293	+10% $-72
Rate	-1.0pp $-137	-0.5pp $-324	base $-515	+0.5pp $-709	+1.0pp $-907

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Via Terrassa Encinitas, CA	1.0–3.0	1.0–2.0	1002	$4,260	$4.25	0d	17	0.62mi
1647 Tennis Match Way Encinitas, CA	3.0	2.5	1783	$6,000	$3.37	13d	1	0.69mi
264 Turner Ave Encinitas, CA	4.0	2.5	2123	$9,000	$4.24	5d	1	0.76mi
820 Encinitas Blvd #202 Encinitas, CA	2.0	1.0	1060	$3,000	$2.83	20d	1	0.81mi
760 Encinitas Blvd #103 Encinitas, CA	2.0	1.5	1092	$3,600	$3.30	0d	1	0.85mi
141 Turner Ave Encinitas, CA	4.0	2.0	1830	$6,500	$3.55	0d	1	0.89mi
141 Turner Ave Encinitas, CA	4.0	2.0	1830	$6,500	$3.55	4d	1	0.89mi
1953 Skyknoll Way Encinitas, CA	3.0	3.0	1492	$4,500	$3.02	4d	1	1.03mi
606 Camino De Orchidia Encinitas, CA	2.0	2.5	1139	$9,000	$7.90	0d	1	1.07mi
1101 Catania Ct Unit 202 Encinitas, CA	2.0	2.0	1057	$5,400	$5.11	12d	1	1.08mi
1840 N Willowspring Dr Encinitas, CA	4.0	2.5	1986	$4,795	$2.41	18d	1	1.15mi
211 Chapalita Dr Unit 1048659P Encinitas, CA	3.0	2.0	1313	$7,526	$5.73	0d	1	1.17mi
668 Westlake St Encinitas, CA	2.0	2.5	1379	$4,850	$3.52	0d	1	1.26mi
608 Silver Berry Pl Encinitas, CA	3.0	2.5	1268	$5,500	$4.34	8d	1	1.34mi
778 Del Riego Ave Encinitas, CA	4.0	2.0	2014	$6,850	$3.40	0d	1	1.43mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: sewer

Listing history 27 events

1. 2026-06-16
   days on market $749,900 Active 34 DOM
2. 2026-06-15
   days on market $749,900 Active 33 DOM
3. 2026-06-13
   days on market $749,900 Active 31 DOM
4. 2026-06-13
   remarks 693-char remark
5. 2026-06-13
   days on market $749,900 Active 30 DOM
6. 2026-06-09
   days on market $749,900 Active 27 DOM
7. 2026-06-08
   days on market $749,900 Active 26 DOM
8. 2026-06-07
   days on market $749,900 Active 25 DOM
9. 2026-06-04
   days on market $749,900 Active 22 DOM
10. 2026-06-03
    days on market $749,900 Active 21 DOM
11. 2026-06-02
    days on market $749,900 Active 20 DOM
12. 2026-06-01
    days on market $749,900 Active 19 DOM
13. 2026-05-31
    days on market $749,900 Active 18 DOM
14. 2026-05-13
    listed $749,900 Active
15. 2026-05-13
    price $749,900
16. 2026-05-12
    historical $539,900
17. 2015-03-04
    soldstatus $335,000 Sold 243-char remark

    Show marketing remark (243 chars)

    Lovely 3 bedroom 2 bath home located in Encinitas Mobile Home Park. Quaint and quiet park with great amenities. Don't miss out. Neighborhoods: Encinitas Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Available Topography: LL

18. 2015-03-04
    soldstatus $335,000 243-char remark

    Show marketing remark (243 chars)

    Lovely 3 bedroom 2 bath home located in Encinitas Mobile Home Park. Quaint and quiet park with great amenities. Don't miss out. Neighborhoods: Encinitas Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Available Topography: LL

19. 2015-03-03
    listed $335,000 243-char remark

    Show marketing remark (243 chars)

    Lovely 3 bedroom 2 bath home located in Encinitas Mobile Home Park. Quaint and quiet park with great amenities. Don't miss out. Neighborhoods: Encinitas Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Available Topography: LL

20. 2015-03-03
    historical 243-char remark

    Show marketing remark (243 chars)

    Lovely 3 bedroom 2 bath home located in Encinitas Mobile Home Park. Quaint and quiet park with great amenities. Don't miss out. Neighborhoods: Encinitas Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Available Topography: LL

21. 2015-03-03
    listed $335,000 243-char remark

    Show marketing remark (243 chars)

    Lovely 3 bedroom 2 bath home located in Encinitas Mobile Home Park. Quaint and quiet park with great amenities. Don't miss out. Neighborhoods: Encinitas Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Available Topography: LL

22. 2015-03-02
    soldstatus $335,000
23. 2002-09-19
    soldstatus $245,000
24. 2002-07-10
    historical
25. 2002-03-04
    listed $269,900
26. 2000-04-28
    soldstatus $179,500
27. 1999-10-22
    soldstatus $93,000

ⓘ 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: $5,008 · $417/mo
• Projected year-2 tax: $5,699 · $475/mo
• Expected delta: +$691/yr (+$58/mo · 13.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥87°F today · 20 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: $67,327
• − Mortgage interest: −$42,006
• − Property taxes: −$5,008
• − Insurance: −$3,750
• − Repairs & maintenance: −$5,386
• − Management: −$5,386
• − HOA: −$3,420
• − Depreciation: −$21,815
• Taxable loss: −$19,444
• Est. tax savings @ 24.0%: +$4,667
• After-tax cash flow: $-1,513/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: San Dieguito Union High
• NCES district ID: 0634380
• Math proficiency: 72% ▬ 0.00%
• Reading proficiency: 79% ▼ -1.00%
• Median HH income: $110,199
• Composite: 70.63/100
• National rank: #519
• State rank: #56 of 1400 in CA

Livability — Encinitas

• Score: 79/100
• State rank: #54
• US rank: #2026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Encinitas, CA
• County: San Diego County · 3,178,799 people
• City population: 61,717
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 50,617
• Household income: $158,507
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1537.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Romanian 3% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -881.14%
• Current HPI: 461.5044
• Rent YoY: ▲ 5.39%
• 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

+706.3% since first listed

14 events — show timeline

• 2026-05-13 Listed $749,900 CRMLS
• 2026-05-13 Price Changed $749,900 CRMLS
• 2026-05-12 Coming Soon $539,900 CRMLS
• 2015-03-04 Sold (MLS) $335,000 CRMLS
• 2015-03-04 Sold (MLS) $335,000 SDMLS
• 2015-03-03 Listed $335,000 CRMLS
• 2015-03-03 Listing Removed — SDMLS
• 2015-03-03 Listed $335,000 SDMLS
• 2015-03-02 Sold (Public Records) $335,000 Public Records
• 2002-09-19 Sold (Public Records) $245,000 Public Records
• 2002-07-10 Listing Removed — SDMLS
• 2002-03-04 Listed $269,900 SDMLS
• 2000-04-28 Sold (Public Records) $179,500 Public Records
• 1999-10-22 Sold (Public Records) $93,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,008 · +4.5% YoY. Source: county tax records.