1600 Palm Ave Spc 48 · San Diego, CA 92154

$199,999

3 bd · 2.0 ba · 960 sqft · Manufactured · 86 Days on market

Built 2000 7.12 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 +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in an ALL AGES community, residents enjoy amenities such as a pool and the convenience of additional storage, mobile home located in the desirable 1600 Palm Ave Mobile Home Park. This home features a functional layout with generous living space and includes 2 assigned parking spaces plus an additional extra spot a rare find (total 3 parking spaces) Ideally situated near major freeways (5 & 905) and just approximately 10 minutes from the beach, offering both accessibility and coastal lifestyle. While not remodeled, the home is competitively priced, providing an excellent opportunity to customize and add value. Low space rent makes this a great value.

Key facts

• Major freeways
• Pool
• Functional layout

Tags

• POOL
• ADDITIONAL STORAGE
• FUNCTIONAL LAYOUT
• 3 PARKING SPACES
• MAJOR FREEWAYS
• 10 MINUTES FROM THE BEACH

Property features AI

Finance

• Other: Lot size recorded from public records (0–1 unit/acre)
• Financial info: Land lease of $1,237 per month

Exterior

• Parking: 2 uncovered parking spaces (2 total)
• Utilities: Public sewer
• Home design: Manufactured/mobile home; One story; Front entry
• Construction: Mobile home dimensions approximately 48 ft by 20 ft; Single-story structure
• Exterior features: Community pool; Curbs in the neighborhood

Interior

• Bedrooms: All bedrooms on the ground level
• Bathrooms: 2 full bathrooms
• Interior features: Front entry; Single-story home
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.0% in San Diego — 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 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.5%/yr); 210 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 37% of the median local income ($95k/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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Recommended offer $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.45% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.31×
• Total profit: $17,432
• Equity at exit: $29,821

10-year hold

• IRR: 14.7%
• Equity multiple: 2.03×
• Total profit: $57,512
• Equity at exit: $17,292

Cash invested: $56,000 (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 92154

• Rents YoY: -0.5%
• Active inventory: 210
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $916

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 64%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 18th St San Diego, CA	2.0	1.0	880	$3,400	$3.86	19d	1	0.31mi
933 15th St San Diego, CA	3.0	2.0	1050	$3,350	$3.19	1d	1	0.37mi
924 Georgia St Imperial Beach, CA	3.0	2.0	1083	$3,295	$3.04	1d	1	0.44mi
1910 Avenida del Mexico #205 San Diego, CA	2.0	2.0	885	$2,595	$2.93	1d	1	0.46mi
1042 15th St Unit Del Coronado Villas San Diego, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	0.50mi
1042 15th St San Diego, CA	1.0–2.0	1.0	850	$2,300	$2.71	4d	2	0.51mi
966 13th St Imperial Beach, CA	2.0	1.0	900	$2,850	$3.17	17d	1	0.51mi
812 12th St Imperial Beach, CA	2.0	2.0	816	$2,770	$3.39	1d	2	0.55mi
1184 Elm Ave Unit 1186 Imperial Beach, CA	2.0	1.0	780	$2,300	$2.95	22d	1	0.57mi
1055 Georgia St Imperial Beach, CA	2.0	1.0	770	$2,150	$2.79	10d	4	0.58mi
2055 Avenida Del Mexico Apt 208 San Diego, CA	2.0	2.0	960	$2,300	$2.40	16d	1	0.59mi
1070 Georgia St Unit D Imperial Beach, CA	2.0	2.0	850	$2,600	$3.06	1d	1	0.61mi
1063 18th St San Diego, CA	2.0	1.0	1050	$3,100	$2.95	1d	1	0.62mi
931 Florida St Unit 931 Imperial Beach, CA	2.0	1.0	650	$2,300	$3.54	1d	1	0.63mi
931 Florida St Unit 933 Imperial Beach, CA	2.0	1.0	650	$2,300	$3.54	10d	1	0.63mi
560 11th St Unit 1 Imperial Beach, CA	2.0	2.0	1089	$3,395	$3.12	1d	1	0.65mi
1031 12th St Imperial Beach, CA	2.0	1.0	850	$3,500	$4.12	2d	1	0.66mi
1086 Florence St Unit L Imperial Beach, CA	2.0	1.0	800	$2,095	$2.62	1d	1	0.71mi
1150 13th St Unit 202 Imperial Beach, CA	2.0	1.5	1000	$2,300	$2.30	1d	1	0.75mi
566 Emory St Unit 566 Imperial Beach, CA	2.0	1.0	800	$2,475	$3.09	1d	1	0.79mi
615 9th St Imperial Beach, CA	2.0	1.0	837	$3,574	$4.27	1d	1	0.80mi
935 Elm Ave Imperial Beach, CA	3.0	1.0	1100	$3,000	$2.73	1d	1	0.80mi
1122 11th St Imperial Beach, CA	2.0	2.0	970	$2,295	$2.37	1d	1	0.86mi
1122 11th St Unit 1126 Imperial Beach, CA	2.0	2.0	970	$2,295	$2.37	16d	1	0.86mi
1471 Grove Ave Imperial Beach, CA	2.0	2.0	850	$2,675	$3.15	1d	5	0.87mi
557 8th St Imperial Beach, CA	2.0	1.0	1080	$3,125	$2.89	14d	1	0.89mi
1174 11th St Imperial Beach, CA	2.0	1.5	1000	$2,495	$2.50	1d	1	0.90mi
768 Hollister St San Diego, CA	2.0	2.0	840	$2,300	$2.74	1d	1	0.91mi
1422 Holly Ave Imperial Beach, CA	2.0	1.0	800	$2,400	$3.00	1d	1	0.92mi
789 Calla Ave Imperial Beach, CA	2.0	1.0	820	$2,400	$2.93	24d	1	0.92mi
789 Calla Ave Apt E Imperial Beach, CA	2.0	1.0	820	$2,395	$2.92	17d	1	0.92mi
789 Calla Ave Imperial Beach, CA	2.0	1.0	820	$2,295	$2.80	10d	1	0.92mi
772 8th St Unit 2 Imperial Beach, CA	2.0	2.0	750	$3,200	$4.27	1d	1	0.93mi
838 Elm Ave Imperial Beach, CA	3.0	1.0	880	$3,495	$3.97	20d	1	0.94mi
1411 Holly Ave Unit 1413 Holly Imperial Beach, CA	2.0	1.0	900	$2,500	$2.78	20d	1	0.97mi
1187 Grove Ave Apt E Imperial Beach, CA	2.0	1.0	850	$2,350	$2.76	1d	1	0.99mi
1187 Grove Ave Unit F/G Imperial Beach, CA	2.0	1.0	850	$2,350	$2.76	2d	1	0.99mi
532 Delaware St Imperial Beach, CA	2.0	1.0	900	$3,100	$3.44	1d	1	1.00mi
1441 13th St Imperial Beach, CA	2.0	1.0	748	$2,245	$3.00	1d	1	1.03mi
595 7th St Unit C Imperial Beach, CA	2.0	1.5	900	$2,895	$3.22	1d	1	1.04mi

Listing history 19 events

1. 2026-06-18
   days on market $199,999 Active 86 DOM
2. 2026-06-17
   days on market $199,999 Active 85 DOM
3. 2026-06-16
   days on market $199,999 Active 84 DOM
4. 2026-06-15
   days on market $199,999 Active 83 DOM
5. 2026-06-13
   days on market $199,999 Active 81 DOM
6. 2026-06-13
   days on market $199,999 Active 80 DOM
7. 2026-06-09
   days on market $199,999 Active 77 DOM
8. 2026-06-08
   days on market $199,999 Active 76 DOM
9. 2026-06-07
   days on market $199,999 Active 75 DOM
10. 2026-06-04
    days on market $199,999 Active 72 DOM
11. 2026-06-03
    days on market $199,999 Active 71 DOM
12. 2026-06-02
    days on market $199,999 Active 70 DOM
13. 2026-06-01
    days on market $199,999 Active 69 DOM
14. 2026-05-31
    days on market $199,999 Active 68 DOM
15. 2026-03-19
    listed $199,999 Active
16. 2011-09-28
    historical
17. 2011-09-28
    historical
18. 2011-08-31
    listed $52,900 Active
19. 2011-08-31
    listed $52,900

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,904
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − Depreciation: −$5,818
• Taxable income: $8,298
• Est. tax owed @ 24.0%: −$1,992
• After-tax cash flow: $8,997/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 80,445
• Household income: $94,901
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2959.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 12% Asian 12% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 65%
• Foreign-born: 32% · Canada, China
• Languages at home: 35% English-only · Spanish 56% Tagalog/Filipino 7% Chinese 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: ▼ -568.62%
• Current HPI: 393.1836
• Rent YoY: ▼ -0.52%
• 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

+278.1% since first listed

5 events — show timeline

• 2026-03-19 Listed $199,999 CRMLS
• 2011-09-28 Listing Removed — SDMLS
• 2011-09-28 Listing Removed — CRMLS
• 2011-08-31 Listed $52,900 SDMLS
• 2011-08-31 Listed $52,900 CRMLS