1001 S Hale Ave #2 · Escondido, CA 92029

$304,900

2 bd · 2.0 ba · 1,349 sqft · Manufactured public records · 157 Days on market

Built 2013 Est $301k · at est.

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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 +21.0/30.0
• ARV discount +6.9/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• 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

Beautiful home in the quiet community of Casa Grande Estates * * * Well maintained, bright and open floor plan, and plenty natural light throughout * * * Great kitchen with a breakfast bar, tons of cabinets for storage and appliances including a fridge, dishwasher, microwave, and stove * * * Cozy living room with skylight * * * Bonus room, perfect for an at-home office or can easily be converted to a 3rd bedroom * * * Spacious Master bedroom with ensuite bathroom including a vanity with dual sinks. ..

Key facts

• Covered porch
• Bonus room
• Private side patio

Tags

• BONUS ROOM
• COVERED PORCH
• PRIVATE SIDE PATIO
• DEDICATED STORAGE SHED
• BACKS UP TO GREENBELT
• SHORT WALK TO CLUBHOUSE

Property features AI

Finance

• Financial info: Land lease: $766 (buyer to verify details)
• HOA & community: Senior community; Park name: Casa Grande Estates; Community features: Valley, Urban; Manager approval required; Pets allowed

Exterior

• Parking: 2 parking spaces; 2 carport spaces
• Utilities: Public sewer
• Home design: Mobile home remains on site; Double-wide body type; Single-story; Entry at front
• Construction: Mobile home dimensions approximately 25' x 55'
• Exterior features: In-ground pool (community pool); Close to clubhouse; Greenbelt; Lot is level/flat

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: All bedrooms on main floor; Main floor bedroom; Office (could be used as a bedroom/bonus space); Bonus room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Front entry; One-level home; In-ground spa; Has view
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $305k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (6.8% below list).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, 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); 94 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 157 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $189k; list at $305k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $268,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $300,827
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 S Hale Ave #85	0.06mi	2/2.0	1,269 (-6%)	15mo	$276,000	$217	75
1001 S Hale Ave #5	0.05mi	3/2.0 (+1)	1,493 (+11%)	10mo	$300,000	$201	67
1301 S Hale #17	0.33mi	3/2.0 (+1)	1,344 (-0%)	16mo	$350,000	$260	66
1751-248 W CITRACADO Pkwy #248	0.72mi	2/2.0	1,344 (-0%)	10mo	$272,000	$202	57
1751 W Citracado Pkwy #293	0.71mi	2/2.0	1,344 (-0%)	14mo	$280,000	$208	54
1751 Citracado Pkwy #272	0.71mi	2/2.0	1,344 (-0%)	15mo	$300,000	$223	54
955 Howard Ave Spc 90	0.22mi	2/2.0	1,536 (+14%)	16mo	$300,000	$195	54
1751 W CITRACADO Pkwy #282	0.71mi	2/2.0	1,360 (+1%)	15mo	$305,000	$224	52
1750 W Citracado Pkwy #164	0.66mi	3/2.0 (+1)	1,344 (-0%)	16mo	$515,000	$383	51
1301 S Hale Ave #3	0.33mi	3/2.0 (+1)	1,528 (+13%)	10mo	$290,000	$190	50
1750 W Citracado Pkwy #103	0.66mi	3/2.0 (+1)	1,280 (-5%)	12mo	$565,000	$441	46
1751 W CITRACADO #302	0.71mi	2/2.0	1,152 (-15%)	12mo	$318,000	$276	32

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-30,411
• Equity at exit: $45,462

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-13,605
• Equity at exit: $26,362

Cash invested: $85,372 (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: 94
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $366

Break-even live

Break-even rent $2,380

Max offer price $304,900

Occupancy floor 82%

Sensitivity live

Price	-10% $538	-5% $452	+0% $366	+5% $279	+10% $193
Rent	-10% $141	-5% $253	+0% $366	+5% $478	+10% $590
Rate	-1.0pp $519	-0.5pp $443	base $366	+0.5pp $287	+1.0pp $206

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 W 9th Ave Unit 2029021 Escondido, CA	2.0	1.0	900	$2,295	$2.55	0d	1	0.15mi
910 Del Dios Rd Escondido, CA	1.0–2.0	1.0–2.0	845	$2,877	$3.40	0d	29	0.63mi
101 S Spruce St Escondido, CA	2.0	2.0	925	$2,585	$2.79	0d	3	1.12mi
101 S Spruce St Escondido, CA	2.0	2.0	925	$2,550	$2.76	18d	1	1.12mi
700 W Grand Ave Escondido, CA	1.0–3.0	1.0–3.0	1228	$3,194	$2.60	0d	10	1.18mi
526 S Tulip St Unit 2 Escondido, CA	3.0	2.5	1400	$3,475	$2.48	0d	1	1.19mi
21654 Saddle Bred Ln Escondido, CA	3.0	2.5	1873	$4,100	$2.19	11d	1	1.33mi
21644 Trail Ridge Dr Escondido, CA	3.0	2.5	1873	$6,550	$3.50	4d	1	1.35mi
643 W 6th Ave Unit 647 Escondido, CA	2.0	1.0	917	$2,513	$2.74	3d	1	1.36mi
643 W 6th Ave Unit 643 Escondido, CA	2.0	1.0	917	$2,513	$2.74	23d	1	1.36mi
1051 Rock Springs Rd #216 Escondido, CA	3.0	2.0	1082	$3,200	$2.96	4d	1	1.39mi
329 Antoni Gln #1404 Escondido, CA	2.0	2.5	1164	$3,000	$2.58	11d	1	1.46mi

Listing history 41 events

1. 2026-06-21
   days on market $304,900 Active 157 DOM
2. 2026-06-18
   days on market $304,900 Active 154 DOM
3. 2026-06-17
   days on market $304,900 Active 153 DOM
4. 2026-06-16
   days on market $304,900 Active 152 DOM
5. 2026-06-15
   days on market $304,900 Active 151 DOM
6. 2026-06-13
   days on market $304,900 Active 149 DOM
7. 2026-06-09
   days on market $304,900 Active 145 DOM
8. 2026-06-08
   days on market $304,900 Active 144 DOM
9. 2026-06-07
   days on market $304,900 Active 143 DOM
10. 2026-06-04
    days on market $304,900 Active 140 DOM
11. 2026-06-03
    days on market $304,900 Active 139 DOM
12. 2026-06-02
    days on market $304,900 Active 138 DOM
13. 2026-06-01
    days on market $304,900 Active 137 DOM
14. 2026-05-31
    days on market $304,900 Active 136 DOM
15. 2026-05-02
    price $304,900
16. 2026-04-28
    price $309,000
17. 2026-04-21
    status Active
18. 2026-03-13
    historical Active Under Contract
19. 2026-01-15
    listed $310,000 Active
20. 2025-10-21
    historical
21. 2025-09-10
    price $319,000
22. 2025-07-17
    price $324,900
23. 2025-06-04
    listed $339,000 Active
24. 2021-04-09
    soldstatus $189,000 Sold 516-char remark

    Show marketing remark (516 chars)

    Beautiful home in the quiet community of Casa Grande Estates * * * Well maintained, bright and open floor plan, and plenty natural light throughout * * * Great kitchen with a breakfast bar, tons of cabinets for storage and appliances including a fridge, dishwasher, microwave, and stove * * * Cozy living room with skylight * * * Bonus room, perfect for an at-home office or can easily be converted to a 3rd bedroom * * * Spacious Master bedroom with ensuite bathroom including a vanity with dual sinks. ..

25. 2021-03-15
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Beautiful home in the quiet community of Casa Grande Estates * * * Well maintained, bright and open floor plan, and plenty natural light throughout * * * Great kitchen with a breakfast bar, tons of cabinets for storage and appliances including a fridge, dishwasher, microwave, and stove * * * Cozy living room with skylight * * * Bonus room, perfect for an at-home office or can easily be converted to a 3rd bedroom * * * Spacious Master bedroom with ensuite bathroom including a vanity with dual sinks. ..

26. 2021-03-13
    price $189,990 516-char remark

    Show marketing remark (516 chars)

    Beautiful home in the quiet community of Casa Grande Estates * * * Well maintained, bright and open floor plan, and plenty natural light throughout * * * Great kitchen with a breakfast bar, tons of cabinets for storage and appliances including a fridge, dishwasher, microwave, and stove * * * Cozy living room with skylight * * * Bonus room, perfect for an at-home office or can easily be converted to a 3rd bedroom * * * Spacious Master bedroom with ensuite bathroom including a vanity with dual sinks. ..

27. 2020-11-16
    listed $199,990 Active 516-char remark

    Show marketing remark (516 chars)

    Beautiful home in the quiet community of Casa Grande Estates * * * Well maintained, bright and open floor plan, and plenty natural light throughout * * * Great kitchen with a breakfast bar, tons of cabinets for storage and appliances including a fridge, dishwasher, microwave, and stove * * * Cozy living room with skylight * * * Bonus room, perfect for an at-home office or can easily be converted to a 3rd bedroom * * * Spacious Master bedroom with ensuite bathroom including a vanity with dual sinks. ..

28. 2018-10-15
    soldstatus $175,000 Sold
29. 2018-08-28
    status Pending
30. 2018-08-15
    price $178,900
31. 2018-07-03
    listed $199,000 Active
32. 2015-04-28
    soldstatus $128,000 Sold
33. 2015-04-28
    soldstatus $128,000
34. 2015-04-02
    price $139,900
35. 2015-04-01
    status Pending
36. 2015-03-21
    status Back On Market
37. 2015-03-20
    historical
38. 2015-03-02
    price $139,900
39. 2015-03-02
    price $144,300
40. 2015-02-03
    listed $144,300 Active
41. 2015-02-02
    listed $139,900

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $2,317 · $193/mo
• Expected delta: +$1,266/yr (+$106/mo · 120.5%)

ⓘ 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: $34,112
• − Mortgage interest: −$17,079
• − Property taxes: −$1,051
• − Insurance: −$2,322
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$8,870
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $4,549/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

+117.9% since first listed

27 events — show timeline

• 2026-05-02 Price Changed $304,900 CRMLS
• 2026-04-28 Price Changed $309,000 CRMLS
• 2026-04-21 Relisted — CRMLS
• 2026-03-13 Contingent — CRMLS
• 2026-01-15 Listed $310,000 CRMLS
• 2025-10-21 Listing Removed — SDMLS
• 2025-09-10 Price Changed $319,000 SDMLS
• 2025-07-17 Price Changed $324,900 SDMLS
• 2025-06-04 Listed $339,000 SDMLS
• 2021-04-09 Sold (MLS) $189,000 SDMLS
• 2021-03-15 Pending — SDMLS
• 2021-03-13 Price Changed $189,990 SDMLS
• 2020-11-16 Listed $199,990 SDMLS
• 2018-10-15 Sold (MLS) $175,000 SDMLS
• 2018-08-28 Pending — SDMLS
• 2018-08-15 Price Changed $178,900 SDMLS
• 2018-07-03 Listed $199,000 SDMLS
• 2015-04-28 Sold (MLS) $128,000 CRMLS
• 2015-04-28 Sold (MLS) $128,000 SDMLS
• 2015-04-02 Price Changed $139,900 SDMLS
• 2015-04-01 Pending — SDMLS
• 2015-03-21 Relisted — SDMLS
• 2015-03-20 Listing Removed — SDMLS
• 2015-03-02 Price Changed $144,300 SDMLS
• 2015-03-02 Price Changed $139,900 SDMLS
• 2015-02-03 Listed $144,300 SDMLS
• 2015-02-02 Listed $139,900 CRMLS