716 S 2nd St #175 · El Cajon, CA 92019

$185,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 132 Days on market

Built 1968 4,000 sqft lot Est $130k · 42% over ↓ 20% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled 2-bedroom, 2-bath home located in the desirable 55+ community of Lynnwood West Mobile Estates in East County San Diego. This home in El Cajon has been thoughtfully updated to deliver the look and feel of a modern, move-in-ready residence at an exceptional value. Step inside to a bright, fresh interior featuring new flooring, updated windows, a beautifully refreshed kitchen, and renovated bathrooms with stylish finishes throughout. Every detail was carefully selected to create a clean, contemporary feel that’s both comfortable and low maintenance. Located in a well-kept, quiet senior community with convenient access to shopping, dining, and local amenities, this home of

Key facts

• Renovated bathrooms
• Updated windows
• Convenient access

Tags

• REMODELED HOME
• UPDATED WINDOWS
• REFRESHED KITCHEN
• RENOVATED BATHROOMS
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre (seller provided lot size information)
• Financial info: Assessments: Unknown (buyer to assume)
• HOA & community: Senior community; Land lease community (land lease amount $1,395)

Exterior

• Parking: 2 parking spaces; 2 carport spaces; Located in Lynnwood West Mobile Estates
• Utilities: Public sewer
• Home design: Mobile home (20' x 60'); Mobile home remains; One story; Has view
• Construction: Year built reported by seller
• Exterior features: In-ground pool (fenced); Community pool; Suburban setting

Interior

• Bedrooms: Main floor bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Single-level home; Ground-level entry; All bedrooms on main floor; Living room
• Laundry & utility: Laundry inside; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.4% in El Cajon — 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 (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-2.6%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 32% of the median local income ($102k/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 $6k 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 + 0.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $129,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 S 2nd St #194	0.00mi	2/2.0	1,120 (0%)	4mo	$125,000	$112	97
1285 E Washington Ave Spc 29	0.12mi	2/2.0	1,167 (+4%)	5mo	$155,000	$133	83
410 S 1st. St #175	0.57mi	2/2.0	1,080 (-4%)	8mo	$125,000	$116	61
410 S 1st St #197	0.63mi	2/2.0	1,080 (-4%)	9mo	$114,000	$106	57
410 S 1st St Spc 3	0.57mi	2/2.0	1,101 (-2%)	23mo	$160,000	$145	52
410 S 1st St #81	0.57mi	2/2.0	983 (-12%)	14mo	$146,000	$149	42
410 S 1st St Spc 26	0.63mi	1/1.0 (-1)	1,040 (-7%)	13mo	$79,000	$76	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.33×
• Total profit: $17,154
• Equity at exit: $27,584

10-year hold

• IRR: 15.3%
• Equity multiple: 2.07×
• Total profit: $55,258
• Equity at exit: $15,995

Cash invested: $51,800 (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 92019

• Rents YoY: -2.6%
• Active inventory: 137
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $864

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 63%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Benny Way El Cajon, CA	3.0	3.0	1477	$4,300	$2.91	2d	1	0.11mi
595 S 2nd St El Cajon, CA	2.0	1.0	800	$2,290	$2.86	1d	1	0.24mi
725 Washington Heights Rd El Cajon, CA	2.0	1.0	800	$2,238	$2.80	1d	4	0.25mi
1380 E Washington Ave Unit 49W El Cajon, CA	3.0	3.0	1446	$3,550	$2.46	7d	1	0.39mi
639 Bighorn Ct El Cajon, CA	3.0	2.0	1150	$4,300	$3.74	1d	1	0.39mi
480 Jamacha Rd El Cajon, CA	2.0	2.0	913	$2,495	$2.73	1d	1	0.47mi
1065 E Washington Ave Apt N El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	17d	1	0.47mi
1065 E Washington Ave El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	1d	1	0.47mi
346 Jamacha Rd El Cajon, CA	2.0	1.0–2.0	887	$2,436	$2.74	1d	8	0.48mi
1137 E Lexington Ave El Cajon, CA	2.0	1.0	900	$1,995	$2.22	1d	1	0.53mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$2,150	$3.97	1d	2	0.55mi
1371 E Lexington Ave El Cajon, CA	2.0	1.0	850	$2,060	$2.42	1d	2	0.55mi
291 Jamacha Rd El Cajon, CA	1.0–2.0	1.0	825	$2,095	$2.54	1d	4	0.58mi
257 Jamacha Rd El Cajon, CA	2.0	1.0	850	$2,272	$2.67	1d	4	0.59mi
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,425	$2.89	1d	8	0.61mi
975 E Washington Ave Apt E El Cajon, CA	2.0	1.0	900	$2,100	$2.33	21d	1	0.65mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,225	$2.60	1d	5	0.68mi
957 E Washington Ave El Cajon, CA	2.0	2.0	900	$2,295	$2.55	1d	1	0.68mi
588 S Anza St El Cajon, CA	1.0–2.0	1.0	767	$2,100	$2.74	1d	6	0.70mi
1536 Gustavo St Unit D El Cajon, CA	2.0	1.0	945	$2,800	$2.96	24d	1	0.71mi
1526 Granite Hills Dr Unit B El Cajon, CA	3.0	3.0	1375	$3,800	$2.76	13d	1	0.72mi
1535 Granite Hills Dr El Cajon, CA	2.0	2.0	825	$2,400	$2.91	1d	1	0.73mi
265 S Anza St El Cajon, CA	2.0	1.0	775	$2,250	$2.90	1d	1	0.75mi
960 E Chase Ave Unit C El Cajon, CA	2.0	2.0	813	$2,100	$2.58	1d	1	0.76mi
758 S Mollison Ave El Cajon, CA	2.0	1.0	875	$1,945	$2.22	1d	3	0.80mi
301 Shady Ln El Cajon, CA	1.0–2.0	1.0	720	$2,250	$3.12	1d	8	0.80mi
421 S Mollison Ave El Cajon, CA	1.0–2.0	1.0	726	$1,900	$2.62	1d	2	0.82mi
602 S Mollison Ave Unit C El Cajon, CA	2.0	2.0	1024	$2,600	$2.54	1d	1	0.82mi
180 N 1st St El Cajon, CA	1.0–2.0	1.0–2.0	830	$2,125	$2.56	1d	3	0.82mi
870 E Chase Ave Unit D El Cajon, CA	2.0	1.0	795	$2,440	$3.07	1d	1	0.87mi
390 S Mollison Ave El Cajon, CA	1.0	1.0	750	$1,725	$2.30	1d	1	0.88mi
277 N 1st St El Cajon, CA	2.0	2.0	825	$2,130	$2.58	1d	1	0.88mi
685 S Lincoln Ave El Cajon, CA	2.0	2.0	800	$2,300	$2.88	1d	1	0.91mi
304 N 1st St El Cajon, CA	2.0	1.0	769	$2,300	$2.99	1d	1	0.92mi
340 N 1st St El Cajon, CA	2.0	1.0	751	$1,980	$2.64	1d	3	0.92mi
422 Shady Ln El Cajon, CA	1.0–3.0	1.0–2.0	900	$2,304	$2.56	1d	18	0.93mi
447 S Lincoln Ave El Cajon, CA	2.0	1.5	928	$2,300	$2.48	1d	1	0.93mi
200 S Mollison Ave El Cajon, CA	2.0	1.0	950	$1,995	$2.10	1d	1	0.94mi
800 E Lexington Ave El Cajon, CA	2.0–3.0	2.0	1040	$2,390	$2.30	1d	5	0.95mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	16d	1	0.96mi

Listing history 20 events

1. 2026-06-18
   days on market $185,000 Active 132 DOM
2. 2026-06-17
   days on market $185,000 Active 131 DOM
3. 2026-06-16
   days on market $185,000 Active 130 DOM
4. 2026-06-15
   days on market $185,000 Active 129 DOM
5. 2026-06-13
   days on market $185,000 Active 127 DOM
6. 2026-06-13
   days on market $185,000 Active 126 DOM
7. 2026-06-09
   days on market $185,000 Active 123 DOM
8. 2026-06-08
   days on market $185,000 Active 122 DOM
9. 2026-06-07
   days on market $185,000 Active 121 DOM
10. 2026-06-04
    days on market $185,000 Active 118 DOM
11. 2026-06-03
    days on market $185,000 Active 117 DOM
12. 2026-06-02
    days on market $185,000 Active 116 DOM
13. 2026-06-01
    days on market $185,000 Active 115 DOM
14. 2026-05-31
    days on market $185,000 Active 114 DOM
15. 2026-05-01
    price $185,000
16. 2026-03-16
    price $189,900
17. 2026-03-03
    price $199,900
18. 2026-02-24
    price $209,900
19. 2026-02-19
    price $219,900
20. 2026-02-06
    listed $229,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 16 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: $32,547
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$5,382
• Taxable income: $7,895
• Est. tax owed @ 24.0%: −$1,895
• After-tax cash flow: $8,475/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 45,351
• Household income: $101,973
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1897.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Arab 6% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China
• Languages at home: 69% English-only · Spanish 11% Arabic 10% Other Indo-European 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: ▼ -553.81%
• Current HPI: 349.3085
• Rent YoY: ▼ -2.61%
• 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

-19.5% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $185,000 CRMLS
• 2026-03-16 Price Changed $189,900 CRMLS
• 2026-03-03 Price Changed $199,900 CRMLS
• 2026-02-24 Price Changed $209,900 CRMLS
• 2026-02-19 Price Changed $219,900 CRMLS
• 2026-02-06 Listed $229,900 CRMLS