300 Thornton Dr Spc 14 · Crest, CA 92021

$281,000

3 bd · 2.0 ba · 1,341 sqft · Manufactured public records · 24 Days on market

Built 2004 16 ac lot Est $325k · 13% under

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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 +28.0/30.0
• ARV discount +13.5/15.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

Key facts

• Front concrete patio
• Oak cabinets
• Gardening areas

Tags

• OAK CABINETS
• STORAGE SHEDS
• GARDENING AREAS
• FRONT CONCRETE PATIO
• MATURE TREES
• ROCK FORMATIONS

Property features AI

Finance

• HOA & community: Gated association

Exterior

• Parking: 4 parking spaces total
• Security: Gated
• Utilities: Electricity available and connected; Natural gas available and connected; Phone connected; Water connected; Septic tank
• Home design: Manufactured home; End unit; Single-story
• Construction: Composition roof
• Exterior features: Partial fencing; Shed(s); Cul-de-sac lot; Has a view

Interior

• Kitchen: Gas range
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Garbage disposal; Microwave; Refrigerator; Gas water heater; Gated community
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $281k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $281k).
• Recommended offer: $277k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#954 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, 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.
• Zoned schools: Crest Elementary (259 students, 43% FRL); Los Coches Creek Middle (538 students, 48% FRL); Granite Hills High (math 31% / reading 59%, grade D-, #425 of 1,170 statewide, top 37%, 2,398 students, 60% FRL) — zoned schools average 50% FRL vs 17% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 244 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $3,220/mo this rent would consume 52% of the median local household income ($74k/yr) (locally 4178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $111k; list at $281k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,785 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.15% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $324,522
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 La Cresta Heights Rd Spc 12	0.39mi	3/2.0	1,362 (+2%)	0mo	$330,000	$242	79

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $333
• Equity at exit: $41,898

10-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $34,711
• Equity at exit: $24,296

Cash invested: $78,680 (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 92021

• Rents YoY: -0.8%
• Active inventory: 244
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,220 medium
• Mortgage (P&I): −$1,474
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $870

Break-even live

Break-even rent $2,118

Max offer price $281,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,029	-5% $950	+0% $870	+5% $791	+10% $711
Rent	-10% $616	-5% $743	+0% $870	+5% $997	+10% $1,125
Rate	-1.0pp $1,012	-0.5pp $942	base $870	+0.5pp $797	+1.0pp $723

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: $70,250
• Closing costs: $8,430
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Lento Ln El Cajon, CA	3.0	1.5	1176	$3,100	$2.64	0d	1	0.48mi
151 Bonita Pl El Cajon, CA	3.0	2.0	1630	$4,295	$2.63	0d	1	0.66mi

Listing history 32 events

1. 2026-06-21
   days on market $281,000 Active 24 DOM
2. 2026-06-18
   days on market $281,000 Active 21 DOM
3. 2026-06-17
   days on market $281,000 Active 20 DOM
4. 2026-06-16
   days on market $281,000 Active 19 DOM
5. 2026-06-15
   days on market $281,000 Active 18 DOM
6. 2026-06-13
   days on market $281,000 Active 16 DOM
7. 2026-06-13
   pricedays on market $281,000 Active 15 DOM
8. 2026-06-09
   days on market $291,000 Active 12 DOM
9. 2026-06-08
   days on market $291,000 Active 11 DOM
10. 2026-06-07
    days on market $291,000 Active 10 DOM
11. 2026-06-04
    days on market $291,000 Active 7 DOM
12. 2026-06-03
    days on market $291,000 Active 6 DOM
13. 2026-06-02
    days on market $291,000 Active 5 DOM
14. 2026-06-01
    days on market $291,000 Active 4 DOM
15. 2026-05-31
    days on market $291,000 Active 3 DOM
16. 2026-05-24
    listed $291,000 Active
17. 2015-05-06
    soldstatus $111,000 Sold 526-char remark

    Show marketing remark (526 chars)

    Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

18. 2015-04-16
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

19. 2015-03-30
    price $125,500 526-char remark

    Show marketing remark (526 chars)

    Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

20. 2015-03-25
    price $126,000 526-char remark

    Show marketing remark (526 chars)

    Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

21. 2015-03-24
    price $12,600,000 526-char remark

    Show marketing remark (526 chars)

    Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

22. 2015-03-11
    listed $130,000 Active 526-char remark

    Show marketing remark (526 chars)

    Largest space in complex! No neighbors on one side! Above ground pool with all new equipment and lining! Parking for everything! 2 sheds for storage, areas for gardening, & huge front cement porch. View out to mountains- Crestridge. Painted inside and out, plus all new carpet! Wow, just doesn't cover this home- it is truly "Turn Key ". This 3 bedroom, 2 bath home, has low rent, & pride of ownership everywhere! Over-sized master, jacuzzi tub. New owner must submit forms and be accepted by manager.

23. 2008-09-26
    historical
24. 2008-09-26
    historical
25. 2008-06-18
    listed $75,900
26. 2008-06-18
    listed $75,900
27. 2008-02-23
    historical
28. 2008-02-23
    historical
29. 2007-08-23
    listed $146,000
30. 2007-08-23
    listed $146,000
31. 2007-08-19
    historical
32. 2007-01-19
    listed $138,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $2,136 · $178/mo
• Expected delta: +$1,141/yr (+$95/mo · 114.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 2 d/yr ≥98°F today · 5 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: $38,639
• − Mortgage interest: −$15,740
• − Property taxes: −$995
• − Insurance: −$1,405
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$8,175
• Taxable income: $6,142
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $8,968/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 — Crest

• Score: 53/100
• State rank: #954
• US rank: #24448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crest, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

+110.9% since first listed

17 events — show timeline

• 2026-05-24 Listed $291,000 SDMLS
• 2015-05-06 Sold (MLS) $111,000 SDMLS
• 2015-04-16 Pending — SDMLS
• 2015-03-30 Price Changed $125,500 SDMLS
• 2015-03-25 Price Changed $126,000 SDMLS
• 2015-03-24 Price Changed $12,600,000 SDMLS
• 2015-03-11 Listed $130,000 SDMLS
• 2008-09-26 Listing Removed — CRMLS
• 2008-09-26 Listing Removed — SDMLS
• 2008-06-18 Listed $75,900 CRMLS
• 2008-06-18 Listed $75,900 SDMLS
• 2008-02-23 Listing Removed — CRMLS
• 2008-02-23 Listing Removed — SDMLS
• 2007-08-23 Listed $146,000 CRMLS
• 2007-08-23 Listed $146,000 SDMLS
• 2007-08-19 Listing Removed — SDMLS
• 2007-01-19 Listed $138,000 SDMLS

Property tax history

+36.7%/yr

Latest (2013): $995 · +5.6% YoY. Source: county tax records.