1001 S Hale Ave Spc 77 · Escondido, CA 92029

$222,000

3 bd · 2.0 ba · 968 sqft · Manufactured public records · 4 Days on market

Built 2005 11 ac lot Est $249k · 11% under $746/mo HOA · 25% of rent

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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 +19.7/30.0
• ARV discount +12.3/15.0
• 1% rule +8.3/10.0
• DSCR +6.2/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2005 Golden West Manufactured Home located in a lovely community just a short walk away from shopping, dining, entertainment etc... this home has been well kept and has recent upgrades including a new water heater, tub and shower, a custom shed and fencing around a very spacious back yard.

Key facts

• Remodeled
• Low maintenance yard
• Newer construction

Tags

• REMODELED
• UPGRADED
• NEWER CONSTRUCTION
• TURNKEY
• LOW MAINTENANCE YARD

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $746; Located in a senior community (Casa Grande, Southwest Escondido)

Exterior

• Parking: 2 parking spaces
• Home design: Manufactured home; Single-story
• Exterior features: Community pool

Interior

• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air; Forced Air (Natural Gas)
• Interior features: Central air conditioning; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $222k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Cap rate 7.7% vs local median 2.5% 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-, schools D+, crime D+.
• 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.
• Market conditions: Rents rising (+1.5%/yr); 93 active listings in the ZIP; 10 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).

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $222k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $248,776
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 Howard Ave #47	0.26mi	2/2.0 (-1)	960 (-1%)	19mo	$236,000	$246	66
1750 Citracado Pkwy #44	0.66mi	3/2.0	1,057 (+9%)	3mo	$504,000	$477	51
1301 S Hale Ave Spc 73	0.33mi	2/3.0 (-1)	1,068 (+10%)	17mo	$275,000	$257	44

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-27,626
• Equity at exit: $33,101

10-year hold

• IRR: -6.5%
• Equity multiple: 0.62×
• Total profit: $-23,916
• Equity at exit: $19,195

Cash invested: $62,160 (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 92029

• Rents YoY: 1.5%
• Active inventory: 93
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,957 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$746
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $193

Break-even live

Break-even rent $2,712

Max offer price $222,000

Occupancy floor 88%

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 Avenida Del Diablo Unit 1545873P Escondido, CA	2.0	2.0	807	$6,243	$7.74	10d	1	0.50mi
910 Del Dios Rd Escondido, CA	1.0–2.0	1.0–2.0	845	$2,858	$3.38	1d	29	0.63mi
101 S Spruce St Escondido, CA	2.0	2.0	925	$2,550	$2.76	16d	1	1.12mi
101 S Spruce St Escondido, CA	2.0	2.0	925	$2,585	$2.79	1d	3	1.12mi
700 W Grand Ave Escondido, CA	1.0–3.0	1.0–3.0	1228	$3,904	$3.18	1d	10	1.18mi
751 W 7th Ave Escondido, CA	2.0	1.0	780	$2,500	$3.21	2d	1	1.30mi
643 W 6th Ave Unit 647 Escondido, CA	2.0	1.0	917	$2,513	$2.74	1d	1	1.36mi
643 W 6th Ave Unit 643 Escondido, CA	2.0	1.0	917	$2,513	$2.74	21d	1	1.36mi
1051 Rock Springs Rd #216 Escondido, CA	3.0	2.0	1082	$3,200	$2.96	2d	1	1.39mi
847 W 11th Ave Unit 853 Escondido, CA	2.0	1.0	800	$2,349	$2.94	1d	1	1.40mi

HOA detail

• Monthly dues: $746 · $8,952/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-07
   statusdays on market $222,000 Pending 4 DOM
2. 2026-06-04
   days on market $222,000 Active 2 DOM
3. 2026-06-02
   days on marketlisting id $222,000 Active 1 DOM
4. 2026-06-01
   days on market $222,000 Active 42 DOM
5. 2026-05-31
   days on market $222,000 Active 41 DOM
6. 2026-05-22
   price $222,000
7. 2026-04-28
   price $231,000
8. 2026-04-20
   listed $238,000 Active
9. 2016-12-29
   soldstatus $110,000 Sold 301-char remark

   Show marketing remark (301 chars)

   Immaculate 2005 Golden West Manufactured Home located in a lovely community just a short walk away from shopping, dining, entertainment etc... this home has been well kept and has recent upgrades including a new water heater, tub and shower, a custom shed and fencing around a very spacious back yard.

10. 2016-11-29
    status Pending 301-char remark

    Show marketing remark (301 chars)

    Immaculate 2005 Golden West Manufactured Home located in a lovely community just a short walk away from shopping, dining, entertainment etc... this home has been well kept and has recent upgrades including a new water heater, tub and shower, a custom shed and fencing around a very spacious back yard.

11. 2016-10-05
    listed $119,900 Active 301-char remark

    Show marketing remark (301 chars)

    Immaculate 2005 Golden West Manufactured Home located in a lovely community just a short walk away from shopping, dining, entertainment etc... this home has been well kept and has recent upgrades including a new water heater, tub and shower, a custom shed and fencing around a very spacious back yard.

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,687 · $141/mo
• Expected delta: +$803/yr (+$67/mo · 90.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,482
• − Mortgage interest: −$12,435
• − Property taxes: −$884
• − Insurance: −$1,907
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$8,952
• − Depreciation: −$6,458
• Taxable loss: −$832
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $2,517/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): 20,726
• Household income: $124,726
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 621.0

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: White 59% Hispanic / Latino 24% Two or more races 12% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Lithuanian 3% Iranian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 12% Tagalog/Filipino 3% 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: ▼ -462.03%
• Current HPI: 375.7876
• Rent YoY: ▲ 1.51%
• 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

+85.2% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $222,000 SDMLS
• 2026-04-28 Price Changed $231,000 SDMLS
• 2026-04-20 Listed $238,000 SDMLS
• 2016-12-29 Sold (MLS) $110,000 SDMLS
• 2016-11-29 Pending — SDMLS
• 2016-10-05 Listed $119,900 SDMLS

Property tax history

+1.7%/yr

Latest (2013): $884 · +1.4% YoY. Source: county tax records.