718 Sycamore Ave #181 · Vista, CA 92083

$249,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 32 Days on market

Built 1976 2,700 sqft lot Est $193k · 29% over

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Why this score? — see what drove the C 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +5.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

Key facts

• New island kitchen
• New lvp flooring
• Refinished ceilings

Tags

• FULL INTERIOR REMODEL
• NEW ISLAND KITCHEN
• REMODELED BATHROOMS
• NEW LVP FLOORING
• REFINISHED CEILINGS
• NEW RECESSED LIGHTING

Property features AI

Finance

• Other: Pets allowed with size and number limits
• HOA & community: Senior community; Association maintains grounds; Community features include street lighting and suburban setting; Park name: Grandview Terrace; Land lease applies ($1,450)

Exterior

• Parking: Carport parking; Three carport/parking spaces
• Utilities: Estimated lot and living area information
• Home design: Manufactured house; Single-story (1 story); Model: Sherwood; Mobile home remains on property; Entry level 1
• Construction: Composition roof; Mobile dimensions approximately 24' x 52'; Year built source: Assessor
• Exterior features: Covered patio; Community pool; Lot is level/flat

Interior

• Kitchen: Free-standing gas range; Gas range; Dishwasher; Garbage disposal; Gas water heater; Water heater unit
• Bedrooms: Primary bedroom on the main floor; Additional main floor bedrooms
• Bathrooms: Two full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: One-level home with front door entry; Spa in the home; Main floor primary bedroom; All bedrooms on the main floor; Living room
• Laundry & utility: Laundry room inside the home; Individual laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $47k; list at $249k implies a 430% gain — meaningful room to come down on a strong offer.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $193,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Sycamore Ave Ave #157	0.04mi	2/2.0	1,260 (+1%)	15mo	$195,000	$155	84
718 Sycamore Ave #193	0.07mi	2/2.0	1,368 (+10%)	1mo	$149,000	$109	80
718 Sycamore Ave #115	0.00mi	2/2.0	1,392 (+12%)	6mo	$90,000	$65	75
718 Sycamore Ave #134	0.07mi	2/2.0	1,120 (-10%)	6mo	$140,000	$125	75
718 Sycamore Ave #133	0.07mi	2/2.0	1,344 (+8%)	13mo	$186,700	$139	74
718 Sycamore Ave #173	0.07mi	2/2.0	1,368 (+10%)	11mo	$265,000	$194	72
718 Sycamore Ave #100	0.07mi	3/2.0 (+1)	1,173 (-6%)	20mo	$282,000	$240	65
718 Sycamore #22	0.00mi	2/2.5	1,116 (-11%)	20mo	$250,000	$224	63

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,912
• Equity at exit: $37,127

10-year hold

• IRR: 11.2%
• Equity multiple: 1.89×
• Total profit: $62,184
• Equity at exit: $21,529

Cash invested: $69,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $657

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 73%

Sensitivity live

Price	-10% $830	-5% $744	+0% $657	+5% $571	+10% $485
Rent	-10% $420	-5% $539	+0% $657	+5% $776	+10% $895
Rate	-1.0pp $783	-0.5pp $721	base $657	+0.5pp $593	+1.0pp $527

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Heatherwood Ln Vista, CA	1.0–2.0	1.0–2.0	786	$2,950	$3.75	3d	8	0.47mi
1982 Wellington Ln Vista, CA	1.0–2.0	1.0–2.0	852	$3,044	$3.57	0d	3	0.47mi
1941 Wellington Ln #7 Vista, CA	2.0	2.0	924	$2,750	$2.98	44d	1	0.47mi
920 Sycamore Ave Vista, CA	2.0	2.0	950	$2,675	$2.82	4d	1	0.48mi
221 Smilax Rd Vista, CA	1.0–2.0	1.0–2.0	855	$2,799	$3.27	3d	8	0.58mi
2183 Primrose Ave Unit B Vista, CA	1.0	1.0	850	$2,075	$2.44	25d	1	0.60mi
972 Ashton Ct Vista, CA	3.0	2.5	1482	$4,388	$2.96	6d	1	0.63mi
1961 Anna Ln Vista, CA	3.0	2.0	1407	$3,700	$2.63	13d	1	0.64mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	44d	1	0.67mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	25d	1	0.67mi
1906 Northbrook Ct Vista, CA	3.0	2.0	1488	$4,500	$3.02	0d	1	0.68mi
300 Smilax Rd Unit 11 San Marcos, CA	2.0	1.0	875	$2,675	$3.06	25d	1	0.69mi
266 Avenida de Suerte San Marcos, CA	3.0	2.0	1132	$3,495	$3.09	23d	1	0.73mi
122 Palmyra Dr Vista, CA	2.0	1.5	1054	$2,588	$2.46	44d	1	0.75mi
2144 University Dr Vista, CA	2.0	1.0–2.0	748	$2,815	$3.76	11d	1	0.75mi
420 Smilax Rd San Marcos, CA	2.0	2.0	896	$2,528	$2.82	0d	5	0.84mi
2080 Buena Creek Rd Vista, CA	2.0	1.0	978	$3,000	$3.07	4d	1	1.14mi
258 Mar Vista Dr Vista, CA	3.0	2.0	1134	$4,250	$3.75	19d	1	1.28mi
1500 Shadowridge Dr Vista, CA	1.0–2.0	1.0–2.0	900	$3,178	$3.53	0d	16	1.36mi
2000 S Melrose Dr Vista, CA	1.0–2.0	1.0–2.0	841	$3,105	$3.69	0d	7	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $249,000 Active 32 DOM
2. 2026-06-18
   days on market $249,000 Active 29 DOM
3. 2026-06-17
   days on market $249,000 Active 28 DOM
4. 2026-06-16
   days on market $249,000 Active 27 DOM
5. 2026-06-15
   days on market $249,000 Active 26 DOM
6. 2026-06-13
   days on market $249,000 Active 24 DOM
7. 2026-06-09
   days on market $249,000 Active 20 DOM
8. 2026-06-08
   days on market $249,000 Active 19 DOM
9. 2026-06-07
   days on market $249,000 Active 18 DOM
10. 2026-06-04
    days on market $249,000 Active 15 DOM
11. 2026-06-03
    days on market $249,000 Active 14 DOM
12. 2026-06-02
    days on market $249,000 Active 13 DOM
13. 2026-06-01
    days on market $249,000 Active 12 DOM
14. 2026-05-31
    days on market $249,000 Active 11 DOM
15. 2026-05-20
    listed $249,000 Active
16. 2016-03-11
    soldstatus $47,000 Sold
17. 2016-03-10
    status Back On Market
18. 2016-02-20
    status Pending
19. 2016-01-11
    listed $55,000 Active
20. 2014-05-15
    soldstatus $21,000 Sold 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

21. 2014-05-15
    soldstatus $21,000 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

22. 2014-04-20
    status Pending 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

23. 2014-04-17
    status Active 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

24. 2014-04-14
    status Pending 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

25. 2014-04-06
    listed $21,000 Active 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

26. 2014-04-06
    listed $21,000 430-char remark

    Show marketing remark (430 chars)

    This home is a total fixer UPPER.....buyer will need to do all repairs. TWO bedroom 2 bath DOUBLEWIDE with about 1200sf of living space plus 2 car carport and shed. Large front deck for catching the Ocean Breeze. Spacious kitchen with dining bar. This home is being SOLD "AS IS" at a great low price for quick sale as it does need some TLC and handywork. Taxes LESS than $100 a YEAR and space rent is about $610 a month.

ⓘ 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 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: $36,126
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$7,244
• Taxable income: $4,174
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $6,888/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

+1085.7% since first listed

12 events — show timeline

• 2026-05-20 Listed $249,000 CRMLS
• 2016-03-11 Sold (MLS) $47,000 SDMLS
• 2016-03-10 Relisted — SDMLS
• 2016-02-20 Pending — SDMLS
• 2016-01-11 Listed $55,000 SDMLS
• 2014-05-15 Sold (MLS) $21,000 CRMLS
• 2014-05-15 Sold (MLS) $21,000 SDMLS
• 2014-04-20 Pending — SDMLS
• 2014-04-17 Relisted — SDMLS
• 2014-04-14 Pending — SDMLS
• 2014-04-06 Listed $21,000 SDMLS
• 2014-04-06 Listed $21,000 CRMLS