1010 E Bobier Dr #59 · Vista, CA 92084

$129,900

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 62 Days on market

Built 1972 3,000 sqft lot $169/sqft · 20% below area Est $162k · 20% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy little home!! Perfect for those looking to down size or for an affordable home. Home recently painted inside and out. Great location. Well maintained park with many amenities. The exterior boasts a low maintenance yard with several fruit trees, private covered porch, and storage shed. Vista Royalodge is a 55+ park that allows second resident to be age 45+. 2 small pets okay with management approval. Monthly space rent is $1,021.25. Walking distance to Sprouts, Albertsons, Rite Aid, dining & shopping, near Downtown Vista; breweries, movie theater, transportation, Moonlight Amphitheater & a short drive to beaches! Call and schedule your private showing.

Key facts

• Low maintenance yard
• Storage shed
• Recently painted

Tags

• RECENTLY PAINTED
• LOW MAINTENANCE YARD
• SEVERAL FRUIT TREES
• PRIVATE COVERED PORCH
• STORAGE SHED
• WALKING DISTANCE TO SPROUTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: amenities F, cost of living F, health & safety F.
• Vista Unified (suburban): math 32% / reading 59% proficiency, ranked #175 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Casita Center For Science/Math/Technology (683 students, 40% FRL); Vista Magnet Middle School of Technology Science And Math (819 students, 66% FRL); Vista High (math 18% / reading 47%, grade F, #669 of 1,170 statewide, top 57%, 2,030 students, 72% FRL).
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-13 pts) — the specific schools serving this property underperform the Vista Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $898 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 + 1.6% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $130k implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.93% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.69%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $162,476
• List price: $129,900
• Delta: -20.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 E Bobier Dr #44	0.03mi	2/1.0	800 (+4%)	4mo	$110,000	$138	89
1506 Oak Dr #94	0.31mi	2/1.5	800 (+4%)	8mo	$235,000	$294	70
1600 E Vista Way Spc 51	0.35mi	2/1.0	840 (+9%)	7mo	$165,000	$196	62
1600 E Vista Way #138	0.35mi	2/2.0	800 (+4%)	23mo	$180,000	$225	53

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.22×
• Total profit: $44,380
• Equity at exit: $19,369

10-year hold

• IRR: 36.2%
• Equity multiple: 4.12×
• Total profit: $113,533
• Equity at exit: $11,231

Cash invested: $36,372 (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 92084

• Rents YoY: 1.6%
• Active inventory: 133
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,082

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,172	-5% $1,127	+0% $1,082	+5% $1,037	+10% $992
Rent	-10% $884	-5% $983	+0% $1,082	+5% $1,181	+10% $1,280
Rate	-1.0pp $1,147	-0.5pp $1,115	base $1,082	+0.5pp $1,048	+1.0pp $1,014

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1370 Calle Jules Unit 206 Vista, CA	1.0	1.0	810	$2,000	$2.47	45d	1	0.07mi
1370 Calle Jules Apt 202 Vista, CA	2.0	2.0	1080	$2,600	$2.41	45d	1	0.07mi
1370 Calle Jules Vista, CA	1.0–2.0	1.0–2.0	935	$2,500	$2.67	18d	3	0.08mi
1370 Calle Jules Unit 215 Vista, CA	2.0	2.0	1060	$2,500	$2.36	45d	1	0.09mi
1350 Calle Jules Vista, CA	2.0	1.0	850	$2,295	$2.70	45d	1	0.12mi
1234 Calle Jules Apt 2 Vista, CA	3.0	1.0	900	$2,500	$2.78	45d	1	0.26mi
760 E Bobier Dr Vista, CA	1.0	1.0	656	$1,950	$2.97	6d	4	0.27mi
1440 Oak Dr Unit H4 Vista, CA	2.0	1.0	757	$2,595	$3.43	45d	1	0.37mi
1194 Madera Ln Vista, CA	2.0	1.5	1044	$2,850	$2.73	45d	1	0.37mi
1164 Madera Ln Vista, CA	2.0	1.5	974	$2,850	$2.93	45d	1	0.39mi
950 Arcadia Ave Vista, CA	2.0	1.0	825	$2,495	$3.02	0d	2	0.42mi
1575 Oak Dr Vista, CA	1.0–2.0	1.0	800	$2,435	$3.04	0d	6	0.50mi
911 Taylor St Vista, CA	1.0	1.0	720	$2,223	$3.09	0d	3	0.51mi
337 Apollo Dr Unit Labs Vista, CA	2.0	1.0	800	$2,700	$3.38	45d	1	0.62mi
1255 Rhea Pl Unit A Vista, CA	1.0	1.0	700	$2,350	$3.36	3d	1	0.63mi
1060 Meadow Lake Dr Vista, CA	2.0	1.0	963	$2,495	$2.59	46d	1	0.64mi
1130 Meadow Lake Dr Unit 06 Vista, CA	2.0	1.0	1000	$2,695	$2.69	45d	1	0.64mi
1025 Meadow Lake Dr Apt 20 Vista, CA	1.0	1.0	960	$2,195	$2.29	13d	1	0.65mi
1025 Meadow Lake Dr Apt 12A Vista, CA	1.0	1.0	960	$2,195	$2.29	45d	1	0.65mi
510 Townsite Dr Vista, CA	1.0–2.0	1.0–1.5	775	$2,195	$2.83	0d	2	0.72mi
1060 Vale Terrace Dr Vista, CA	1.0–2.0	1.0–2.0	866	$2,425	$2.80	6d	1	0.75mi
1333 N Santa Fe Ave Vista, CA	2.0	1.0–2.0	886	$3,456	$3.90	0d	11	0.85mi
1280 N Citrus Ave Vista, CA	1.0–2.0	1.0–2.0	979	$2,705	$2.76	0d	4	0.87mi
740 Paseo Buena Vis Vista, CA	1.0–3.0	1.0–2.0	1038	$3,337	$3.21	0d	7	0.88mi
803 N Citrus Ave Vista, CA	2.0	1.0	731	$2,850	$3.90	0d	1	0.94mi
1559 N Santa Fe Ave Vista, CA	1.0–2.0	1.0–2.0	827	$3,195	$3.86	26d	10	0.97mi
1559 N Santa Fe Ave Vista, CA	2.0	1.0–2.0	699	$3,145	$4.50	20d	4	0.97mi
318 Hillside Ct Vista, CA	2.0	1.5	925	$2,595	$2.81	4d	1	0.99mi
240 Nevada Ave Vista, CA	2.0	1.0	835	$2,350	$2.81	6d	2	1.05mi
1610 N Santa Fe Ave Vista, CA	1.0	1.0	650	$1,750	$2.69	26d	1	1.08mi
156 Pond Pl Vista, CA	1.0	1.0	820	$2,350	$2.87	45d	1	1.10mi
291 Weston Cir Apt 4 Vista, CA	2.0	2.0	890	$2,650	$2.98	0d	1	1.13mi
123 Taylor St Vista, CA	2.0	2.0	947	$2,700	$2.85	6d	2	1.16mi
311 Weston Cir Vista, CA	2.0	1.5–2.0	890	$2,645	$2.97	26d	5	1.19mi
281 Weston Cir Apt 4 Vista, CA	1.0	1.0	710	$2,195	$3.09	26d	1	1.20mi
271 Weston Cir Apt 21 Vista, CA	2.0	2.0	890	$2,695	$3.03	26d	1	1.21mi
264 Avalon Dr Apt 3 Vista, CA	1.0	1.0	695	$2,095	$3.01	25d	1	1.22mi
264 Avalon Dr Unit 13 Vista, CA	1.0	1.0	695	$1,915	$2.76	6d	1	1.22mi
825 Normark Ter Unit 2 Vista, CA	1.0	1.0	750	$1,875	$2.50	45d	1	1.26mi
825 Normark Ter Vista, CA	1.0	1.0	750	$1,875	$2.50	13d	1	1.27mi

Listing history 18 events

1. 2026-05-31
   days on market $129,900 Active 62 DOM
2. 2026-05-01
   price $130,000 676-char remark

   Show marketing remark (676 chars)

   Cozy little home!! Perfect for those looking to down size or for an affordable home. Home recently painted inside and out. Great location. Well maintained park with many amenities. The exterior boasts a low maintenance yard with several fruit trees, private covered porch, and storage shed. Vista Royalodge is a 55+ park that allows second resident to be age 45+. 2 small pets okay with management approval. Monthly space rent is $1,021.25. Walking distance to Sprouts, Albertsons, Rite Aid, dining & shopping, near Downtown Vista; breweries, movie theater, transportation, Moonlight Amphitheater & a short drive to beaches! Call and schedule your private showing.

3. 2026-04-21
   price $135,000 676-char remark

   Show marketing remark (676 chars)

   Cozy little home!! Perfect for those looking to down size or for an affordable home. Home recently painted inside and out. Great location. Well maintained park with many amenities. The exterior boasts a low maintenance yard with several fruit trees, private covered porch, and storage shed. Vista Royalodge is a 55+ park that allows second resident to be age 45+. 2 small pets okay with management approval. Monthly space rent is $1,021.25. Walking distance to Sprouts, Albertsons, Rite Aid, dining & shopping, near Downtown Vista; breweries, movie theater, transportation, Moonlight Amphitheater & a short drive to beaches! Call and schedule your private showing.

4. 2026-03-01
   historical
5. 2026-01-01
   historical
6. 2025-10-23
   listed $135,900 Active 676-char remark

   Show marketing remark (676 chars)

   Cozy little home!! Perfect for those looking to down size or for an affordable home. Home recently painted inside and out. Great location. Well maintained park with many amenities. The exterior boasts a low maintenance yard with several fruit trees, private covered porch, and storage shed. Vista Royalodge is a 55+ park that allows second resident to be age 45+. 2 small pets okay with management approval. Monthly space rent is $1,021.25. Walking distance to Sprouts, Albertsons, Rite Aid, dining & shopping, near Downtown Vista; breweries, movie theater, transportation, Moonlight Amphitheater & a short drive to beaches! Call and schedule your private showing.

7. 2025-10-23
   listed $139,900 Active

   Show marketing remark (676 chars)

   Cozy little home!! Perfect for those looking to down size or for an affordable home. Home recently painted inside and out. Great location. Well maintained park with many amenities. The exterior boasts a low maintenance yard with several fruit trees, private covered porch, and storage shed. Vista Royalodge is a 55+ park that allows second resident to be age 45+. 2 small pets okay with management approval. Monthly space rent is $1,021.25. Walking distance to Sprouts, Albertsons, Rite Aid, dining & shopping, near Downtown Vista; breweries, movie theater, transportation, Moonlight Amphitheater & a short drive to beaches! Call and schedule your private showing.

8. 2025-10-23
   listed $145,000 Active

   Show marketing remark (676 chars)

   Cozy little home!! Perfect for those looking to down size or for an affordable home. Home recently painted inside and out. Great location. Well maintained park with many amenities. The exterior boasts a low maintenance yard with several fruit trees, private covered porch, and storage shed. Vista Royalodge is a 55+ park that allows second resident to be age 45+. 2 small pets okay with management approval. Monthly space rent is $1,021.25. Walking distance to Sprouts, Albertsons, Rite Aid, dining & shopping, near Downtown Vista; breweries, movie theater, transportation, Moonlight Amphitheater & a short drive to beaches! Call and schedule your private showing.

9. 2018-04-06
   soldstatus $33,000
10. 2018-04-06
    soldstatus $33,000 Sold
11. 2018-03-25
    status Pending
12. 2018-03-25
    historical
13. 2018-03-25
    listed $34,900
14. 2018-03-25
    listed $34,900 Active
15. 2018-03-24
    status Pending
16. 2018-03-23
    historical
17. 2018-02-24
    price $34,999
18. 2018-02-09
    listed $38,900 Active

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 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: $30,068
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$3,779
• Taxable income: $11,604
• Est. tax owed @ 24.0%: −$2,785
• After-tax cash flow: $10,196/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: Vista Unified
• NCES district ID: 0641190
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 59% ▲ 9.00%
• Median HH income: $60,067
• Composite: 39.91/100
• National rank: #3850
• State rank: #175 of 517 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

• Census place: Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 49,727
• Household income: $98,577
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1904.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% White 38% Two or more races 26% Asian 4% Black 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 34% Tagalog/Filipino 1% Other Indo-European 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: ▼ -649.36%
• Current HPI: 366.7772
• Rent YoY: ▲ 1.59%
• 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

+234.2% since first listed

17 events — show timeline

• 2026-05-01 Price Changed $130,000 CRMLS
• 2026-04-21 Price Changed $135,000 CRMLS
• 2026-03-01 Listing Removed — CRMLS
• 2026-01-01 Listing Removed — CRMLS
• 2025-10-23 Listed $145,000 CRMLS
• 2025-10-23 Listed $139,900 CRMLS
• 2025-10-23 Listed $135,900 CRMLS
• 2018-04-06 Sold (MLS) $33,000 SDMLS
• 2018-04-06 Sold (MLS) $33,000 CRMLS
• 2018-03-25 Pending — SDMLS
• 2018-03-25 Listed $34,900 SDMLS
• 2018-03-25 Listed $34,900 CRMLS
• 2018-03-25 Listing Removed — CRMLS
• 2018-03-24 Pending — SDMLS
• 2018-03-23 Listing Removed — SDMLS
• 2018-02-24 Price Changed $34,999 SDMLS
• 2018-02-09 Listed $38,900 SDMLS

Property tax history

+3.4%/yr

Latest (2013): $59 · +4.1% YoY. Source: county tax records.