6460 Convoy #271 Ct · San Diego, CA 92117

$234,999

3 bd · 1.0 ba · 648 sqft · Land public records · 38 Days on market

Built 1970 23 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE HOME IN POPULAR PARK NEAR HWY 805 & CLAIREMONT MESA BLVD. NEAR SHOPPING, MEDICAL, TRANSPORTATION; GET ANYWHERE IN A FEW MINUTES! GREAT PARK, GOOD MANAGEMENT, HAPPY RESIDENTS. SOME DEFERRED MAINTENANCE (MOSTLY COSMETIC) REFLECTED IN "AS IS" PRICE. EZ LAUNDRY HOOK-UP AREA IN UNIT; PARK LAUNDRY NEARBY.

Key facts

• Clubhouse
• Swimming pools
• Dual-pane windows

Tags

• DUAL-PANE WINDOWS
• UPGRADED PLUMBING SYSTEM
• COVERED CARPORT
• SWIMMING POOLS
• CLUBHOUSE
• DOG-FRIENDLY ENVIRONMENT

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre; Lot and living area info from public records
• Financial info: Monthly land lease approximately $1,030
• HOA & community: Land lease community

Exterior

• Parking: Attached garage; Located in Kearney Lodge Mobile Home Park
• Utilities: Public sewer
• Home design: Mobile home remains on site; One story
• Construction: Mobile home dimensions approximately 12' x 56'
• Exterior features: No pool; Curbs

Interior

• Bedrooms: All bedrooms located on the ground floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Single-level home; Front entry; All bedrooms on main level; Has view
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.0% in 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 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• San Diego Unified (urban): math 19% / reading 29% proficiency, ranked #393 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.4%/yr); 126 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 ($104k/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 $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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 46 sale attempts since 30y ago; this cycle's ask is 2250% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $235k implies a 2250% gain — meaningful room to come down on a strong offer.

Recommended offer $227,949 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $16,321
• Equity at exit: $35,039

10-year hold

• IRR: 14.4%
• Equity multiple: 2.08×
• Total profit: $70,783
• Equity at exit: $20,318

Cash invested: $65,800 (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 92117

• Rents YoY: 1.4%
• Active inventory: 126
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,237 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $933

Break-even live

Break-even rent $2,056

Max offer price $234,999

Occupancy floor 66%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4822 Doliva Dr Unit 4826 201 San Diego, CA	2.0	1.0	623	$2,768	$4.44	24d	1	0.48mi
4975 Clairemont Mesa Blvd San Diego, CA	1.0–2.0	1.0–1.5	626	$2,295	$3.67	17d	2	0.82mi
4880 Clairemont Mesa Blvd San Diego, CA	3.0	1.0–2.0	657	$3,795	$5.77	1d	14	0.86mi
4888 Convoy St San Diego, CA	2.0	1.0–2.0	860	$4,468	$5.19	1d	306	1.01mi
5550 Balboa Arms Dr San Diego, CA	1.0–2.0	1.0–2.0	807	$2,893	$3.58	3d	7	1.06mi
5252 Balboa Arms Dr San Diego, CA	1.0–2.0	1.0–2.0	692	$3,600	$5.20	10d	3	1.09mi
5252 Balboa Arms Dr San Diego, CA	1.0–2.0	1.0–2.0	692	$3,600	$5.20	1d	3	1.09mi
5150 Balboa Arms Dr San Diego, CA	2.0	1.0–2.0	665	$2,495	$3.75	3d	3	1.12mi
5251 Mount Etna Dr San Diego, CA	1.0–3.0	1.0–2.0	735	$2,439	$3.32	24d	1	1.39mi

Listing history 50 events

1. 2026-06-18
   days on market $234,999 Active 38 DOM
2. 2026-06-17
   days on market $234,999 Active 37 DOM
3. 2026-06-16
   days on market $234,999 Active 36 DOM
4. 2026-06-15
   days on market $234,999 Active 35 DOM
5. 2026-06-13
   days on market $234,999 Active 33 DOM
6. 2026-06-09
   days on market $234,999 Active 29 DOM
7. 2026-06-08
   days on market $234,999 Active 28 DOM
8. 2026-06-07
   days on market $234,999 Active 27 DOM
9. 2026-06-04
   days on market $234,999 Active 24 DOM
10. 2026-06-03
    days on market $234,999 Active 23 DOM
11. 2026-06-02
    days on market $234,999 Active 22 DOM
12. 2026-06-01
    days on market $234,999 Active 21 DOM
13. 2026-05-31
    days on market $234,999 Active 20 DOM
14. 2000-05-31
    soldstatus $10,000 321-char remark

    Show marketing remark (321 chars)

    CUTE HOME IN POPULAR PARK NEAR HWY 805 & CLAIREMONT MESA BLVD. NEAR SHOPPING, MEDICAL, TRANSPORTATION; GET ANYWHERE IN A FEW MINUTES! GREAT PARK, GOOD MANAGEMENT, HAPPY RESIDENTS. SOME DEFERRED MAINTENANCE (MOSTLY COSMETIC) REFLECTED IN "AS IS" PRICE. EZ LAUNDRY HOOK-UP AREA IN UNIT; PARK LAUNDRY NEARBY.

15. 2000-01-22
    listed $10,000 321-char remark

    Show marketing remark (321 chars)

    CUTE HOME IN POPULAR PARK NEAR HWY 805 & CLAIREMONT MESA BLVD. NEAR SHOPPING, MEDICAL, TRANSPORTATION; GET ANYWHERE IN A FEW MINUTES! GREAT PARK, GOOD MANAGEMENT, HAPPY RESIDENTS. SOME DEFERRED MAINTENANCE (MOSTLY COSMETIC) REFLECTED IN "AS IS" PRICE. EZ LAUNDRY HOOK-UP AREA IN UNIT; PARK LAUNDRY NEARBY.

16. 1999-12-14
    soldstatus $18,500 276-char remark

    Show marketing remark (276 chars)

    CUTE, COZY HOME IN POPULAR FAMILY PARK WITH HAPPY RESIDENTS & GOOD MANAGEMENT. LOTS OF UPGRADES INCLUDE CERAMIC TILE FLOORING, NEW REFRIGERATOR & OVEN, CEILING FANS, PAINT, ETC. VACANT & READY FOR YOU. .. .. QUICK ESCROW POSSIBLE. .. .YOU MUST SEE THIS ONE!!

17. 1999-12-01
    soldstatus $22,500
18. 1999-11-18
    listed $18,500 276-char remark

    Show marketing remark (276 chars)

    CUTE, COZY HOME IN POPULAR FAMILY PARK WITH HAPPY RESIDENTS & GOOD MANAGEMENT. LOTS OF UPGRADES INCLUDE CERAMIC TILE FLOORING, NEW REFRIGERATOR & OVEN, CEILING FANS, PAINT, ETC. VACANT & READY FOR YOU. .. .. QUICK ESCROW POSSIBLE. .. .YOU MUST SEE THIS ONE!!

19. 1999-10-22
    listed $22,500
20. 1999-08-13
    soldstatus $32,500
21. 1999-08-13
    soldstatus $15,000
22. 1999-07-17
    soldstatus $22,000
23. 1999-07-14
    listed $32,500
24. 1999-06-28
    soldstatus $19,500
25. 1999-05-20
    soldstatus $22,000
26. 1999-04-20
    soldstatus $34,500
27. 1999-04-10
    listed $24,900
28. 1999-03-02
    listed $15,900
29. 1999-01-12
    listed $34,500
30. 1998-11-14
    listed $23,000
31. 1998-11-05
    soldstatus $29,900
32. 1998-10-30
    listed $19,500
33. 1998-10-09
    soldstatus $24,000
34. 1998-09-30
    soldstatus $43,000
35. 1998-09-08
    listed $25,000
36. 1998-08-17
    soldstatus $14,000
37. 1998-08-17
    soldstatus $14,000
38. 1998-08-14
    listed $43,000
39. 1998-08-14
    soldstatus $28,000
40. 1998-08-07
    historical
41. 1998-08-07
    historical
42. 1998-07-17
    listed $29,900
43. 1998-07-05
    soldstatus $13,000
44. 1998-06-18
    soldstatus $10,000
45. 1998-06-06
    listed $28,000
46. 1998-06-05
    soldstatus $22,000
47. 1998-06-05
    soldstatus $22,000
48. 1998-05-28
    listed $10,500
49. 1998-05-22
    soldstatus $24,000
50. 1998-05-19
    soldstatus $13,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥89°F today · 18 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: $38,840
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,107
• − Management: −$3,107
• − Depreciation: −$6,836
• Taxable income: $7,925
• Est. tax owed @ 24.0%: −$1,902
• After-tax cash flow: $9,293/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 Diego Unified
• NCES district ID: 0634320
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -28.00%
• Median HH income: $61,673
• Composite: 22.31/100
• National rank: #8135
• State rank: #393 of 517 in CA

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 52,275
• Household income: $103,661
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 2209.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 25% Two or more races 17% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 73% English-only · Spanish 17% Other Indo-European 3% 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: ▼ -1228.75%
• Current HPI: 398.6104
• Rent YoY: ▲ 1.42%
• 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

-72.6% since first listed

103 events — show timeline

• 2000-05-31 Sold (MLS) $10,000 CRMLS
• 2000-01-22 Listed $10,000 CRMLS
• 1999-12-14 Sold (MLS) $18,500 CRMLS
• 1999-12-01 Sold (MLS) $22,500 CRMLS
• 1999-11-18 Listed $18,500 CRMLS
• 1999-10-22 Listed $22,500 CRMLS
• 1999-08-13 Sold (MLS) $32,500 CRMLS
• 1999-08-13 Sold (MLS) $15,000 CRMLS
• 1999-07-17 Sold (MLS) $22,000 CRMLS
• 1999-07-14 Listed $32,500 CRMLS
• 1999-06-28 Sold (MLS) $19,500 CRMLS
• 1999-05-20 Sold (MLS) $22,000 CRMLS
• 1999-04-20 Sold (MLS) $34,500 CRMLS
• 1999-04-10 Listed $24,900 CRMLS
• 1999-03-02 Listed $15,900 CRMLS
• 1999-01-12 Listed $34,500 CRMLS
• 1998-11-14 Listed $23,000 CRMLS
• 1998-11-05 Sold (MLS) $29,900 CRMLS
• 1998-10-30 Listed $19,500 CRMLS
• 1998-10-09 Sold (MLS) $24,000 CRMLS
• 1998-09-30 Sold (MLS) $43,000 CRMLS
• 1998-09-08 Listed $25,000 CRMLS
• 1998-08-17 Sold (Public Records) $14,000 Public Records
• 1998-08-17 Sold (Public Records) $14,000 Public Records
• 1998-08-14 Listed $43,000 CRMLS
• 1998-08-14 Sold (MLS) $28,000 CRMLS
• 1998-08-07 Listing Removed — CRMLS
• 1998-08-07 Listing Removed — SDMLS
• 1998-07-17 Listed $29,900 CRMLS
• 1998-07-05 Sold (MLS) $13,000 CRMLS
• 1998-06-18 Sold (MLS) $10,000 CRMLS
• 1998-06-06 Listed $28,000 CRMLS
• 1998-06-05 Sold (Public Records) $22,000 Public Records
• 1998-06-05 Sold (Public Records) $22,000 Public Records
• 1998-05-28 Listed $10,500 CRMLS
• 1998-05-22 Sold (MLS) $24,000 CRMLS
• 1998-05-19 Sold (MLS) $13,500 CRMLS
• 1998-04-16 Sold (MLS) $25,000 CRMLS
• 1998-03-27 Sold (MLS) $19,500 CRMLS
• 1998-02-26 Sold (MLS) $35,500 CRMLS
• 1998-02-26 Sold (MLS) $25,000 CRMLS
• 1998-02-10 Sold (MLS) $8,500 CRMLS
• 1998-02-09 Listed $29,500 CRMLS
• 1998-02-08 Listed $19,500 CRMLS
• 1998-02-04 Listing Removed — SDMLS
• 1998-01-29 Listed $16,000 CRMLS
• 1998-01-12 Listed $13,500 CRMLS
• 1998-01-05 Listed $37,000 CRMLS
• 1998-01-02 Listed $26,500 CRMLS
• 1997-12-31 Sold (Public Records) $14,000 Public Records
• 1997-12-31 Sold (Public Records) $14,000 Public Records
• 1997-12-30 Sold (Public Records) $22,000 Public Records
• 1997-12-30 Sold (MLS) $21,000 CRMLS
• 1997-12-29 Sold (MLS) $20,000 CRMLS
• 1997-12-22 Listing Removed — CRMLS
• 1997-12-22 Listing Removed — SDMLS
• 1997-12-18 Sold (MLS) $28,500 CRMLS
• 1997-12-11 Sold (MLS) $35,000 CRMLS
• 1997-12-03 Sold (MLS) $44,000 CRMLS
• 1997-12-02 Sold (MLS) $19,000 CRMLS
• 1997-11-25 Listing Removed — SDMLS
• 1997-11-25 Listing Removed — CRMLS
• 1997-11-19 Listed $28,500 CRMLS
• 1997-11-04 Sold (MLS) $25,000 CRMLS
• 1997-11-01 Listed $17,000 SDMLS
• 1997-11-01 Listed $8,500 CRMLS
• 1997-10-20 Listed $25,000 CRMLS
• 1997-10-14 Listing Removed — SDMLS
• 1997-10-11 Listed $19,900 CRMLS
• 1997-10-09 Listing Removed — CRMLS
• 1997-10-09 Listing Removed — SDMLS
• 1997-10-04 Listed $45,000 CRMLS
• 1997-09-22 Listed $37,000 CRMLS
• 1997-09-22 Listed $37,000 SDMLS
• 1997-09-04 Sold (MLS) $19,000 CRMLS
• 1997-08-26 Listed $24,500 CRMLS
• 1997-08-14 Listed $21,500 CRMLS
• 1997-06-26 Listed $27,000 CRMLS
• 1997-06-26 Sold (MLS) $20,000 CRMLS
• 1997-06-24 Sold (MLS) $29,000 CRMLS
• 1997-06-17 Sold (MLS) $11,000 CRMLS
• 1997-06-08 Listing Removed — SDMLS
• 1997-05-24 Listed $23,900 CRMLS
• 1997-05-24 Listed $23,900 SDMLS
• 1997-05-22 Listed $18,200 SDMLS
• 1997-05-22 Listed $18,200 CRMLS
• 1997-05-20 Listed $18,000 SDMLS
• 1997-05-07 Listing Removed — CRMLS
• 1997-05-07 Listing Removed — SDMLS
• 1997-05-06 Sold (MLS) $25,000 CRMLS
• 1997-04-29 Listing Removed — CRMLS
• 1997-04-29 Listing Removed — SDMLS
• 1997-04-24 Listed $29,500 CRMLS
• 1997-04-12 Listing Removed — SDMLS
• 1997-04-12 Listed $13,000 CRMLS
• 1997-04-12 Listed $9,500 CRMLS
• 1997-04-12 Listed $9,500 SDMLS
• 1997-03-25 Listed $38,500 CRMLS
• 1997-03-25 Listed $23,500 CRMLS
• 1997-03-25 Listed $38,500 SDMLS
• 1997-02-27 Listed $24,500 CRMLS
• 1997-01-08 Listed $9,900 SDMLS
• 1996-12-14 Listed $36,500 CRMLS

Property tax history

+21.9%/yr

Latest (2025): $33,846 · -31.0% YoY. Source: county tax records.