7495 Oakland Rd Space 23 · La Mesa, CA 91942

$164,000

2 bd · 2.0 ba · 724 sqft · Manufactured · 12 Days on market

Built 2018 Good condition 2.28 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 +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7495 Oakland Rd Sp 23, a rare opportunity to own a beautifully maintained newer manufactured home in the heart of La Mesa. Tucked inside a quiet and friendly community near Lake Murray, this move in ready home offers the perfect combination of comfort, convenience, and affordable Southern California living in one of East County’s most sought after locations. Built in 2018 and showcasing true pride of ownership throughout, this home stands out as one of the newer homes in the community, something that rarely becomes available in this area. Offering 724 square feet of living space, the home features a light and bright open concept layout filled with natural light, updated flo

Key facts

• Enclosed sunroom
• Convenient access
• Newly built deck

Tags

• NEWER MANUFACTURED HOME
• QUIET COMMUNITY
• ENCLOSED SUNROOM
• NEWLY BUILT DECK
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Land lease community — monthly land lease $1,550; Suburban community

Exterior

• Parking: Located in Lake Murray Mobile Home Community
• Utilities: Living area source: assessor's data; Lot size source: assessor's data
• Home design: Mobile home (24' x 62'); Mobile home remains on site; One-story; Front entry
• Construction: Year built per assessor
• Exterior features: Paved lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Front door entry; Single-level (one story)
• Laundry & utility: Washer included; Dryer included; In-unit laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Cap rate 12.0% vs local median 2.0% in La Mesa — 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 74/100 on livability (#137 in CA, #4,758 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B+; Watch: crime C-, health & safety C-, cost of living F.
• La Mesa-Spring Valley (suburban): math 41% / reading 53% proficiency, ranked #478 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 104 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 31% of the median local income ($93k/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 $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 + 0.9% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $164,000

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. 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?
3. 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.
4. 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.
5. 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: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.38×
• Total profit: $17,646
• Equity at exit: $24,453

10-year hold

• IRR: 17.3%
• Equity multiple: 2.29×
• Total profit: $59,017
• Equity at exit: $14,180

Cash invested: $45,920 (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 91942

• Rents YoY: 0.9%
• Active inventory: 104
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $773

Break-even live

Break-even rent $1,435

Max offer price $164,000

Occupancy floor 63%

Sensitivity live

Price	-10% $887	-5% $830	+0% $773	+5% $717	+10% $660
Rent	-10% $583	-5% $678	+0% $773	+5% $869	+10% $964
Rate	-1.0pp $856	-0.5pp $815	base $773	+0.5pp $731	+1.0pp $688

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7400 Parkway Dr La Mesa, CA	1.0–2.0	1.0	825	$2,899	$3.51	2d	7	0.19mi
5560 Shasta Ln La Mesa, CA	1.0	1.0	750	$2,120	$2.83	2d	3	0.22mi
7506 Parkway Dr La Mesa, CA	1.0	1.0	600	$1,795	$2.99	2d	1	0.26mi
7200 Saranac St La Mesa, CA	2.0	1.0–1.5	725	$2,445	$3.37	2d	6	0.43mi
5071 72nd St Unit 5071 101 San Diego, CA	2.0	1.0	698	$2,400	$3.44	15d	1	0.48mi
5061 72nd St San Diego, CA	2.0	1.0	571	$2,495	$4.37	4d	2	0.49mi
7482 Mohawk St La Mesa, CA	1.0	1.0	617	$1,925	$3.12	2d	2	0.50mi
5855 Pawnee Dr La Mesa, CA	2.0	2.0	750	$2,650	$3.53	2d	1	0.51mi
7127 Saranac St San Diego, CA	1.0	1.0	460	$1,900	$4.13	24d	1	0.53mi
7481 Mohawk St La Mesa, CA	1.0–3.0	1.0–3.0	884	$2,622	$2.96	2d	10	0.56mi
5353 Baltimore Dr La Mesa, CA	2.0	1.0–2.0	850	$3,181	$3.74	2d	37	0.58mi
7350 La Mesita Pl La Mesa, CA	1.0	1.0	700	$1,895	$2.71	2d	1	0.66mi
7475 El Cajon Blvd La Mesa, CA	1.0	1.0	450	$1,895	$4.21	2d	4	0.66mi
5877 Baltimore Dr Unit 1-20 5879 La Mesa, CA	1.0	1.0	750	$2,195	$2.93	2d	2	0.69mi
5150 Baltimore Dr La Mesa, CA	1.0–2.0	1.0–2.0	738	$2,946	$3.99	2d	6	0.69mi
7575 El Cajon Blvd Unit 7575-14 La Mesa, CA	2.0	1.0	750	$2,295	$3.06	2d	1	0.70mi
7575 El Cajon Blvd Unit 7575-20 La Mesa, CA	1.0	1.0	450	$1,995	$4.43	2d	1	0.70mi
5116 69th St Unit 5108 San Diego, CA	1.0	1.0	500	$2,195	$4.39	24d	1	0.73mi
5041 Guava Ave La Mesa, CA	1.0	1.0	450	$1,800	$4.00	2d	1	0.79mi
5757 Lake Murray Blvd La Mesa, CA	1.0–2.0	1.0–2.0	805	$2,550	$3.17	2d	1	0.83mi
4812 70th St San Diego, CA	1.0	1.0	620	$1,935	$3.12	24d	3	0.88mi
6942 Eberhart St San Diego, CA	2.0	2.0	750	$3,500	$4.67	15d	1	0.89mi
5365 Marengo Ave La Mesa, CA	1.0	1.0	592	$2,250	$3.80	2d	4	0.95mi
6730 Mohawk St Unit 5 San Diego, CA	2.0	1.0	750	$2,545	$3.39	22d	1	0.95mi
5474 Reservoir Dr San Diego, CA	2.0	1.0–2.0	732	$2,806	$3.83	4d	21	1.05mi
5435 Heidi St La Mesa, CA	1.0	1.0	660	$2,199	$3.33	2d	1	1.05mi
6735 Amherst St Unit 1E San Diego, CA	2.0	1.0	700	$2,500	$3.57	11d	1	1.08mi
7724 University Ave Apt D La Mesa, CA	2.0	1.0	700	$2,100	$3.00	2d	1	1.13mi
6840 Tower St La Mesa, CA	1.0	1.0	600	$2,895	$4.83	4d	1	1.14mi
6625 Alvarado Rd San Diego, CA	4.0	1.0–4.0	1111	$1,617	$1.45	3d	11	1.14mi
6631 1/2 Amherst St Unit 6627 San Diego, CA	2.0	1.0	750	$2,395	$3.19	15d	1	1.23mi
8016 Lemon Ave La Mesa, CA	1.0	1.0	500	$1,800	$3.60	12d	1	1.26mi
8420 Buckland St La Mesa, CA	1.0–2.0	1.0–2.0	777	$2,395	$3.08	2d	2	1.26mi
4437 Rosebud Ln Unit 5 La Mesa, CA	1.0	1.0	575	$1,695	$2.95	8d	1	1.30mi
4860 Rolando Ct San Diego, CA	1.0	1.0	603	$2,112	$3.50	3d	2	1.30mi
4981 Catoctin Dr San Diego, CA	1.0–2.0	1.0–1.5	729	$3,059	$4.20	2d	5	1.31mi
4419 Rosebud Ln Unit g La Mesa, CA	1.0	1.0	600	$1,920	$3.20	2d	1	1.32mi
4818 Palm Ave La Mesa, CA	2.0	1.0	775	$2,450	$3.16	2d	2	1.34mi
4522 68th St La Mesa, CA	2.0	1.0	700	$2,795	$3.99	2d	1	1.37mi
5757 College Ave San Diego, CA	1.0	1.0	675	$2,000	$2.96	24d	1	1.39mi

Listing history 10 events

1. 2026-06-19
   price $164,000 Active 12 DOM
2. 2026-06-18
   days on market $174,000 Active 12 DOM
3. 2026-06-17
   days on market $174,000 Active 11 DOM
4. 2026-06-16
   days on market $174,000 Active 10 DOM
5. 2026-06-15
   days on market $174,000 Active 9 DOM
6. 2026-06-13
   days on market $174,000 Active 7 DOM
7. 2026-06-09
   days on market $174,000 Active 3 DOM
8. 2026-06-08
   days on market $174,000 Active 2 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $174,000 Active 1 DOM

ⓘ 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 4/10 Moderate 6 d/yr ≥94°F today · 17 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: $28,962
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$4,771
• Taxable income: $7,090
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $7,578/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in La Mesa offers a good condition with fresh paint and updated appliances, making it an attractive investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: La Mesa-Spring Valley
• NCES district ID: 0620250
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $61,742
• Composite: 43.53/100
• National rank: #6442
• State rank: #478 of 1400 in CA

Livability — La Mesa

• Score: 74/100
• State rank: #137
• US rank: #4758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Mesa, CA
• County: San Diego County · 3,178,799 people
• City population: 74,642
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 41,424
• Household income: $92,896
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2601.0

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 27% Two or more races 17% Black 7% Asian 7%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 74% English-only · Spanish 14% Chinese 2% Other Indo-European 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: ▼ -692.86%
• Current HPI: 411.3167
• Rent YoY: ▲ 0.87%
• 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

+16.0% since first listed

11 events — show timeline

• 2026-06-05 Listed $174,000 CRMLS
• 2026-03-26 Listing Removed — CRMLS
• 2025-10-03 Price Changed $190,500 CRMLS
• 2025-09-08 Price Changed $195,500 CRMLS
• 2025-07-24 Listed $198,500 CRMLS
• 2025-07-16 Listing Removed — CRMLS
• 2025-05-01 Listed $200,000 CRMLS
• 2025-04-29 Coming Soon — CRMLS
• 2024-01-09 Sold (MLS) $135,000 CRMLS
• 2023-12-18 Pending — CRMLS
• 2023-11-27 Listed $150,000 CRMLS