200 N El Camino Real #120 · Oceanside, CA 92058

$169,500

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 484 Days on market

Built 1972 3,300 sqft lot $252/sqft · at area comps Est $168k · at est.

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

Key facts

• Shed for storage
• Covered carport
• Solid surface floors

Tags

• SOLID SURFACE FLOORS
• OPEN KITCHEN
• BONUS CALIFORNIA ROOM
• COVERED CARPORT
• SHED FOR STORAGE
• PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.5% in Oceanside — 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 64/100 on livability (#413 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: crime D, cost of living F, health & safety D-.
• Oceanside Unified (suburban): math 31% / reading 51% proficiency, ranked #221 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Louise Foussat Elementary (525 students, 80% FRL); Jefferson Middle (466 students, 94% FRL); Oceanside High (math 24% / reading 45%, grade F, #618 of 1,170 statewide, top 56%, 1,907 students, 74% FRL) — zoned schools average 83% FRL vs 47% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 69 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 484 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $170k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 484 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.53% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $167,696
• List price: $169,500
• Delta: 7.04%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 N El Camino Real #54	0.36mi	2/1.0	720 (+7%)	3mo	$195,000	$271	65

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $12,621
• Equity at exit: $25,273

10-year hold

• IRR: 13.4%
• Equity multiple: 1.91×
• Total profit: $43,399
• Equity at exit: $14,655

Cash invested: $47,460 (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 92058

• Home prices YoY: -34.9%
• Rents YoY: -0.1%
• Active inventory: 69
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,586 high
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $747

Break-even live

Break-even rent $1,641

Max offer price $169,500

Occupancy floor 66%

Sensitivity live

Price	-10% $864	-5% $805	+0% $747	+5% $688	+10% $629
Rent	-10% $542	-5% $644	+0% $747	+5% $849	+10% $951
Rate	-1.0pp $832	-0.5pp $790	base $747	+0.5pp $703	+1.0pp $658

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Los Arbolitos Blvd Oceanside, CA	1.0–3.0	1.0–2.0	933	$2,676	$2.87	1d	19	0.22mi
133 Fireside St #2 Oceanside, CA	1.0	1.0	400	$2,300	$5.75	45d	1	0.63mi
4398 Rainier Way Oceanside, CA	1.0–2.0	1.0–2.0	827	$2,750	$3.32	0d	6	0.87mi
3891 San Ramon Dr Oceanside, CA	1.0–2.0	1.0–2.0	814	$2,908	$3.57	1d	23	0.92mi
4108 Mission Ave Oceanside, CA	1.0	1.0	400	$1,995	$4.99	4d	1	0.92mi
4108 Mission Ave Unit B Oceanside, CA	1.0	1.0	400	$1,995	$4.99	5d	1	0.93mi

Listing history 26 events

1. 2026-06-21
   pricedays on market $169,500 Active 484 DOM
2. 2026-06-18
   days on market $179,500 Active 481 DOM
3. 2026-06-17
   days on market $179,500 Active 480 DOM
4. 2026-06-16
   days on market $179,500 Active 479 DOM
5. 2026-06-15
   days on market $179,500 Active 478 DOM
6. 2026-06-13
   days on market $179,500 Active 476 DOM
7. 2026-06-13
   days on market $179,500 Active 475 DOM
8. 2026-06-09
   days on market $179,500 Active 472 DOM
9. 2026-06-08
   days on market $179,500 Active 471 DOM
10. 2026-06-07
    days on market $179,500 Active 470 DOM
11. 2026-06-04
    days on market $179,500 Active 467 DOM
12. 2026-06-03
    days on market $179,500 Active 466 DOM
13. 2026-06-02
    days on market $179,500 Active 465 DOM
14. 2026-06-01
    days on market $179,500 Active 464 DOM
15. 2026-05-31
    days on market $179,500 Active 463 DOM
16. 2026-01-30
    status Active 680-char remark

    Show marketing remark (680 chars)

    Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

17. 2026-01-20
    status Pending Sale 680-char remark

    Show marketing remark (680 chars)

    Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

18. 2025-08-13
    status Active 680-char remark

    Show marketing remark (680 chars)

    Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

19. 2025-07-01
    historical 680-char remark

    Show marketing remark (680 chars)

    Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

20. 2025-01-22
    price $179,500 680-char remark

    Show marketing remark (680 chars)

    Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

21. 2025-01-02
    listed $189,500 Active 680-char remark

    Show marketing remark (680 chars)

    Incredible value in top active adult community! This quaint home features solid surface floors, open kitchen, 2 full bathrooms (separate shower and tub), stackable washer and dryer, 2 spacious bedrooms plus a bonus/California room. Enjoy the perfect, year-round weather in Oceanside! Covered carport to protect your vehicle, plus a shed to store your gardening tools or surfboard! Enjoy the weather outside on the patio. Some rooms have been virtually staged as noted. Rancho San Luis Rey features a clubhouse with many regular social activities, heated pool, gym, and more! Shopping and restaurants are super close by. Purchase furnished or unfurnished! Call now! Serial 2605

22. 2007-09-20
    price $29,999 Sold
23. 2007-09-20
    soldstatus $25,000
24. 2007-06-16
    listed $29,999
25. 2002-08-02
    soldstatus $23,900
26. 2002-03-25
    listed $25,900

ⓘ 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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 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: $31,036
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − Depreciation: −$4,931
• Taxable income: $6,752
• Est. tax owed @ 24.0%: −$1,620
• After-tax cash flow: $7,339/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: Oceanside Unified
• NCES district ID: 0628250
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $55,158
• Composite: 35.74/100
• National rank: #4853
• State rank: #221 of 517 in CA

Livability — Oceanside

• Score: 64/100
• State rank: #413
• US rank: #14081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceanside, CA
• County: San Diego County · 3,178,799 people
• City population: 198,702
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 49,834
• Household income: $69,970
• Rent vs Own: 74.6% rent · 25.4% own
• Severe rent burden: 4169.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 43% White 38% Two or more races 25% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 68% English-only · Spanish 26% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -223.54%
• Current HPI: 417.6464
• Rent YoY: ▼ -0.11%
• 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

+593.1% since first listed

11 events — show timeline

• 2026-01-30 Relisted — CRMLS
• 2026-01-20 Pending — CRMLS
• 2025-08-13 Relisted — CRMLS
• 2025-07-01 Listing Removed — CRMLS
• 2025-01-22 Price Changed $179,500 CRMLS
• 2025-01-02 Listed $189,500 CRMLS
• 2007-09-20 Sold (MLS) $25,000 CRMLS
• 2007-09-20 Price Changed $29,999 SDMLS
• 2007-06-16 Listed $29,999 CRMLS
• 2002-08-02 Sold (MLS) $23,900 CRMLS
• 2002-03-25 Listed $25,900 CRMLS

Property tax history

+1.3%/yr

Latest (2013): $253 · +1.9% YoY. Source: county tax records.