718 Sycamore Ave #94 · Vista, CA 92083

$138,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 162 Days on market

Built 1970 2,600 sqft lot $111/sqft · 9% below area Est $149k · 7% 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 +30.0/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot conveniently located near guest parking and just a short distance from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and has been modified to have it's own private entrance in case you wish to have a roommate or caregiver. New floors in kitchen and hall, recently painted in and out, new privacy fence, wheel chair ramp, and a wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Close distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent will be $1,450.

Key facts

• New floors
• Covered porch
• Private entrance

Tags

• CORNER LOT
• PRIVATE ENTRANCE
• NEW FLOORS
• BREAKFAST BAR
• COVERED PORCH
• AMPLE GUEST PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.4% in Vista — 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 60/100 on livability (#584 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-; Watch: schools F, amenities F, cost of living F.
• San Marcos Unified (suburban): math 52% / reading 67% proficiency, ranked #249 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 74 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 42% of the median local income ($87k/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 $954 of loan paydown is wiped out by about $4k 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 + 3.4% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $22k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $138k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1970 — 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. Schools are F-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. 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: 2.18% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.78%
• DSCR: 3.17
• GRM: 3.8

CMA / ARV

• ARV (median comp): $149,000
• List price: $138,000
• Delta: -7.38%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Sycamore Ave #193	0.00mi	2/2.0	1,368 (+10%)	1mo	$149,000	$109	83
718 Sycamore Ave Ave #157	0.11mi	2/2.0	1,260 (+1%)	15mo	$195,000	$155	81
718 Sycamore Ave #134	0.00mi	2/2.0	1,120 (-10%)	6mo	$140,000	$125	78
718 Sycamore Ave #133	0.00mi	2/2.0	1,344 (+8%)	12mo	$186,700	$139	77
718 Sycamore Ave #173	0.00mi	2/2.0	1,368 (+10%)	11mo	$265,000	$194	75
718 Sycamore Ave #115	0.07mi	2/2.0	1,392 (+12%)	6mo	$90,000	$65	72
718 Sycamore Ave #100	0.00mi	3/2.0 (+1)	1,173 (-6%)	20mo	$282,000	$240	68
718 Sycamore #22	0.07mi	2/2.5	1,116 (-11%)	20mo	$250,000	$224	60

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 3.04×
• Total profit: $78,979
• Equity at exit: $20,576

10-year hold

• IRR: 52.7%
• Equity multiple: 6.25×
• Total profit: $202,960
• Equity at exit: $11,932

Cash invested: $38,640 (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 92083

• Rents YoY: 3.4%
• Active inventory: 74
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$724
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,571

Break-even live

Break-even rent $1,021

Max offer price $138,000

Occupancy floor 43%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1982 Wellington Ln Vista, CA	1.0–2.0	1.0–2.0	852	$3,036	$3.56	2d	3	0.50mi
1941 Wellington Ln #7 Vista, CA	2.0	2.0	924	$2,750	$2.98	43d	1	0.50mi
2183 Primrose Ave Unit B Vista, CA	1.0	1.0	850	$2,075	$2.44	24d	1	0.51mi
856 Heatherwood Ln Vista, CA	1.0–2.0	1.0–2.0	786	$2,950	$3.75	2d	8	0.53mi
1961 Anna Ln Vista, CA	3.0	2.0	1407	$3,700	$2.63	12d	1	0.56mi
920 Sycamore Ave Vista, CA	2.0	2.0	950	$2,675	$2.82	2d	1	0.57mi
221 Smilax Rd Vista, CA	1.0–2.0	1.0–2.0	855	$2,799	$3.27	2d	8	0.57mi
1906 Northbrook Ct Vista, CA	3.0	2.0	1488	$4,500	$3.02	1d	1	0.60mi
122 Palmyra Dr Vista, CA	2.0	1.5	1054	$2,588	$2.46	43d	1	0.66mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	43d	1	0.67mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	24d	1	0.67mi
972 Ashton Ct Vista, CA	3.0	2.5	1482	$4,388	$2.96	4d	1	0.68mi
300 Smilax Rd Unit 11 San Marcos, CA	2.0	1.0	875	$2,675	$3.06	24d	1	0.68mi
266 Avenida de Suerte San Marcos, CA	3.0	2.0	1132	$3,495	$3.09	21d	1	0.72mi
2144 University Dr Vista, CA	2.0	1.0–2.0	748	$2,815	$3.76	10d	1	0.73mi
420 Smilax Rd San Marcos, CA	2.0	2.0	896	$2,445	$2.73	2d	3	0.86mi
2080 Buena Creek Rd Vista, CA	2.0	1.0	978	$3,000	$3.07	2d	1	1.05mi
258 Mar Vista Dr Vista, CA	3.0	2.0	1134	$4,250	$3.75	17d	1	1.24mi

Listing history 36 events

1. 2026-06-18
   days on market $138,000 Active 162 DOM
2. 2026-06-17
   days on market $138,000 Active 161 DOM
3. 2026-06-16
   days on market $138,000 Active 160 DOM
4. 2026-06-15
   days on market $138,000 Active 159 DOM
5. 2026-06-13
   days on market $138,000 Active 157 DOM
6. 2026-06-09
   days on market $138,000 Active 153 DOM
7. 2026-06-08
   pricedays on market $138,000 Active 152 DOM
8. 2026-06-07
   days on market $143,000 Active 151 DOM
9. 2026-06-04
   days on market $143,000 Active 148 DOM
10. 2026-06-03
    days on market $143,000 Active 147 DOM
11. 2026-06-02
    days on market $143,000 Active 146 DOM
12. 2026-06-01
    days on market $143,000 Active 145 DOM
13. 2026-05-31
    days on market $143,000 Active 144 DOM
14. 2026-02-21
    price $143,000 926-char remark

    Show marketing remark (926 chars)

    Corner lot conveniently located near guest parking and just a short distance from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and has been modified to have it's own private entrance in case you wish to have a roommate or caregiver. New floors in kitchen and hall, recently painted in and out, new privacy fence, wheel chair ramp, and a wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Close distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent will be $1,450.

15. 2026-01-26
    price $149,900 926-char remark

    Show marketing remark (926 chars)

    Corner lot conveniently located near guest parking and just a short distance from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and has been modified to have it's own private entrance in case you wish to have a roommate or caregiver. New floors in kitchen and hall, recently painted in and out, new privacy fence, wheel chair ramp, and a wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Close distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent will be $1,450.

16. 2026-01-06
    listed $160,000 Active 926-char remark

    Show marketing remark (926 chars)

    Corner lot conveniently located near guest parking and just a short distance from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and has been modified to have it's own private entrance in case you wish to have a roommate or caregiver. New floors in kitchen and hall, recently painted in and out, new privacy fence, wheel chair ramp, and a wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Close distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent will be $1,450.

17. 2024-03-22
    soldstatus $90,500 Closed Sale 833-char remark

    Show marketing remark (833 chars)

    Corner lot conveniently located near guest parking and just a short walk from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and been modified to have it's own private entrance, in case you wish to have a roommate or caregiver. Wheelchair ramp and wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Walking distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent is $1346.

18. 2024-02-23
    status Pending Sale 833-char remark

    Show marketing remark (833 chars)

    Corner lot conveniently located near guest parking and just a short walk from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and been modified to have it's own private entrance, in case you wish to have a roommate or caregiver. Wheelchair ramp and wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Walking distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent is $1346.

19. 2024-02-15
    listed $96,500 Active 833-char remark

    Show marketing remark (833 chars)

    Corner lot conveniently located near guest parking and just a short walk from the community clubhouse, pool, spa and other amenities and activities. The large Primary Bedroom has an ensuite bathroom with double sinks and been modified to have it's own private entrance, in case you wish to have a roommate or caregiver. Wheelchair ramp and wide hallway make this home more handicap accessible. Breakfast bar in Kitchen. Covered porch with views of the city, hills & mountains. Located in a 55+ community with a clubhouse, pool, spa, billiards, library, shuffle board, ample guest parking and other amenities & activities! Walking distance to Stater Brothers grocery store, Walgreens (Rx), Walmart (Rx), Target (Rx), dining, animal vet and more! Also convenient freeway access to highway 78! Monthly space rent is $1346.

20. 2018-03-10
    soldstatus $41,000 Sold
21. 2018-02-06
    status Pending
22. 2018-01-31
    status Back On Market
23. 2017-12-22
    status Pending
24. 2017-12-20
    price $44,999
25. 2017-10-11
    listed $47,000 Active
26. 2015-11-20
    soldstatus $40,000
27. 2015-11-20
    soldstatus $40,000 Sold
28. 2015-11-17
    status Pending
29. 2015-10-01
    historical
30. 2015-08-10
    status Back On Market
31. 2015-08-06
    status Pending
32. 2015-07-24
    listed $47,900 Active
33. 2015-07-13
    listed $47,900
34. 2009-09-23
    soldstatus $27,000
35. 2009-07-01
    price $29,900
36. 2009-04-29
    listed $29,900

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$740/yr (+$62/mo · 239.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 21 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: $36,118
• − Mortgage interest: −$7,730
• − Property taxes: −$309
• − Insurance: −$690
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$4,015
• Taxable income: $17,595
• Est. tax owed @ 24.0%: −$4,223
• After-tax cash flow: $14,627/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: San Marcos Unified
• NCES district ID: 0634880
• Math proficiency: 52% ▲ 1.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $64,752
• Composite: 53.67/100
• National rank: #3093
• State rank: #249 of 1400 in CA

Livability — Vista

• Score: 60/100
• State rank: #584
• US rank: #18990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,375
• Household income: $86,974
• Rent vs Own: 50.3% rent · 49.7% own
• Severe rent burden: 1813.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 33% White 27% Asian 4% Black 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 47% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -560.30%
• Current HPI: 417.0863
• Rent YoY: ▲ 3.44%
• 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

+378.3% since first listed

23 events — show timeline

• 2026-02-21 Price Changed $143,000 CRMLS
• 2026-01-26 Price Changed $149,900 CRMLS
• 2026-01-06 Listed $160,000 CRMLS
• 2024-03-22 Sold (MLS) $90,500 CRMLS
• 2024-02-23 Pending — CRMLS
• 2024-02-15 Listed $96,500 CRMLS
• 2018-03-10 Sold (MLS) $41,000 SDMLS
• 2018-02-06 Pending — SDMLS
• 2018-01-31 Relisted — SDMLS
• 2017-12-22 Pending — SDMLS
• 2017-12-20 Price Changed $44,999 SDMLS
• 2017-10-11 Listed $47,000 SDMLS
• 2015-11-20 Sold (MLS) $40,000 SDMLS
• 2015-11-20 Sold (MLS) $40,000 CRMLS
• 2015-11-17 Pending — SDMLS
• 2015-10-01 Listing Removed — SDMLS
• 2015-08-10 Relisted — SDMLS
• 2015-08-06 Pending — SDMLS
• 2015-07-24 Listed $47,900 SDMLS
• 2015-07-13 Listed $47,900 CRMLS
• 2009-09-23 Sold (MLS) $27,000 CRMLS
• 2009-07-01 Price Changed $29,900 SDMLS
• 2009-04-29 Listed $29,900 CRMLS

Property tax history

-0.9%/yr

Latest (2013): $309 · +1.6% YoY. Source: county tax records.