1175 La Moree Rd #52 · San Marcos, CA 92078

$408,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 30 Days on market

Built 1978 20 ac lot Est $331k · 23% over $270/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +12.3/30.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own land! What a Buy for this updated and upgraded Home! Dual payne vinyl windows, ceramic tile floors. Large master suite and bath. Newer central heater. Upgraded oven + large cooktop! Upgraded stamped concrete. Nice location in park + is close to guest parking and RV storage area. Low HOA includes: water, trash + basic cable. Oversized coverd patio with lattice for privacy. * * One of the best buys out there!!

Key facts

• Ac replaced
• Large breezy porch
• Vaulted ceilings

Tags

• LAND IN LA MOREE ESTATES
• VAULTED CEILINGS
• VINYL DUAL PANE WINDOWS
• LARGE BREEZY PORCH
• AC REPLACED
• WATER HEATER REPLACED

Property features AI

Finance

• Other: Water softener is rented; seller will provide service company name for buyer or will remove prior to close
• Financial info: Community of 122 units; Senior community
• HOA & community: Part of La Moree Estates homeowners association; Monthly association fee; Association amenities include: clubhouse, pool, spa, banquet/meeting rooms, card/billiard room, picnic area, jogging track, dog park, bike/hiking access, recreational multipurpose room, common RV parking, trash service (call for rules; pet rules apply)

Exterior

• Parking: Attached carport with 3 spaces; Parking available
• Security: No common walls (detached style)
• Utilities: Electricity connected; Cable available
• Home design: Manufactured house; Single-story; Entry at front door; Entry level 1; Condominium (common interest); Residential manufactured zoning
• Construction: Composition roof; Pier jacks foundation; Certified 433a
• Exterior features: Covered patio/deck; Deck; Awning; Community heated pool; Shed; Landscaped lot; Cul-de-sac location; Has view

Interior

• Kitchen: Kitchen open to family room; Family kitchen with breakfast counter/bar; Gas cooking; Dishwasher; Microwave; Garbage disposal; Gas water heater
• Bedrooms: Primary bedroom on the main floor; All bedrooms on the main floor; 2 main-level bedrooms
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Walk-in shower; Grab bars in bathroom(s)
• Heating & cooling: Central cooling; Forced air heating; Central furnace
• Interior features: High ceilings (9 feet+); Ceiling fan; Pantry; Open floor plan; Storage space; Double-pane windows; No interior steps; 36-inch or wider halls; Doors swing inward; Two or more access exits; Disability features; Grab bars in bathroom(s); Spa (community)
• Laundry & utility: Dedicated laundry room; Gas and electric dryer hookups; Washer/dryer hookups available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $408k.

Deal economics

• At list price, monthly cash flow is $-72 ($-859/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (17.3% below list).
• Recommended offer: $338k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in San Marcos — 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 77/100 on livability (#80 in CA, #3,074 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, 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.
• Zoned schools: Knob Hill Elementary (752 students, 38% FRL); Woodland Park Middle (1,183 students, 43% FRL); Mission Hills High (2,893 students, 44% FRL).
• Market conditions: Rents flat; 235 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 34% of the median local income ($120k/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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($402k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $112k; list at $408k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,559 (17.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $331,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1175 La Moree Rd #24	0.00mi	2/2.0	1,440 (0%)	2mo	$411,000	$285	98
1195 La Moree Rd #69	0.13mi	2/2.0	1,440 (0%)	0mo	$370,000	$257	94
1195 La Moree #36	0.13mi	2/2.0	1,456 (+1%)	2mo	$318,700	$219	90
1145 E Barham Dr #132	0.30mi	2/2.0	1,440 (0%)	1mo	$199,000	$138	85
1145 E Barham Dr #15	0.30mi	2/2.0	1,440 (0%)	2mo	$299,000	$208	85
1195 La Moree #98	0.13mi	3/2.0 (+1)	1,488 (+3%)	2mo	$430,000	$289	82
1145 E Barham Dr #204	0.34mi	2/2.0	1,440 (0%)	6mo	$329,000	$228	80
1175 La Moree Rd Spc 76	0.00mi	2/2.0	1,611 (+12%)	3mo	$370,000	$230	78
1175 La Moree Rd Spc 19	0.00mi	2/2.0	1,248 (-13%)	2mo	$361,000	$289	76
1195 La Moree #46	0.13mi	2/2.0	1,584 (+10%)	6mo	$400,000	$253	72
1145 E Barham Dr #48	0.30mi	3/2.0 (+1)	1,344 (-7%)	4mo	$270,000	$201	67
1145 E Barham #100	0.30mi	2/2.0	1,655 (+15%)	1mo	$265,000	$160	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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-79,442
• Equity at exit: $60,834

10-year hold

• IRR: -20.7%
• Equity multiple: 0.04×
• Total profit: $-109,168
• Equity at exit: $35,276

Cash invested: $114,240 (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 92078

• Rents YoY: 0.3%
• Active inventory: 235
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$2,140
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$170
• HOA: −$270
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-72

Break-even live

Break-even rent $3,466

Max offer price $395,350

Occupancy floor 97%

Sensitivity live

Price	-10% $159	-5% $44	+0% $-72	+5% $-187	+10% $-303
Rent	-10% $-338	-5% $-205	+0% $-72	+5% $62	+10% $195
Rate	-1.0pp $134	-0.5pp $32	base $-72	+0.5pp $-177	+1.0pp $-285

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: $102,000
• Closing costs: $12,240
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Adele Ln San Marcos, CA	1.0	2.0	1800	$1,500	$0.83	19d	1	0.23mi
1238 Sunrise Vw #104 San Marcos, CA	3.0	4.0	1858	$4,200	$2.26	45d	1	0.26mi
1231 Sunrise Vw #104 San Marcos, CA	3.0	3.5	1858	$3,945	$2.12	45d	1	0.28mi
131 Avenida Chapala #105 San Marcos, CA	3.0	2.5	1379	$3,425	$2.48	3d	1	0.64mi
131 Avenida Chapala #105 San Marcos, CA	3.0	2.5	1379	$3,425	$2.48	1d	1	0.64mi
1113 Privet St San Marcos, CA	2.0	2.0	1008	$2,595	$2.57	26d	1	0.75mi
852 Avenida Ricardo San Marcos, CA	1.0–2.0	1.0–2.0	784	$2,724	$3.47	0d	12	0.94mi
218 Woodland Pkwy #146 San Marcos, CA	2.0	2.0	908	$2,900	$3.19	45d	1	0.97mi
506 E Barham Dr San Marcos, CA	1.0–2.0	1.0–2.0	770	$3,095	$4.02	18d	4	0.99mi
570 E Barham Dr San Marcos, CA	1.0–3.0	1.0–2.0	840	$2,966	$3.53	0d	16	1.00mi
823 Nordahl Rd San Marcos, CA	1.0–3.0	1.0–2.0	887	$2,818	$3.18	1d	1	1.01mi
506 E Barham Dr Unit 230 San Marcos, CA	2.0	2.0	900	$3,095	$3.44	5d	1	1.02mi
506 E Barham Dr Unit 224 San Marcos, CA	2.0	2.0	900	$2,895	$3.22	4d	1	1.02mi
506 E Barham Dr Unit 130 San Marcos, CA	2.0	2.0	900	$2,975	$3.31	4d	1	1.02mi
1898 Matin Cir #189 San Marcos, CA	2.0	2.0	1001	$3,195	$3.19	45d	1	1.16mi
452 Lynwood Ln San Marcos, CA	3.0	2.0	1000	$3,250	$3.25	45d	1	1.20mi
1412 Pine Heights Way San Marcos, CA	2.0	2.0	1100	$2,900	$2.64	14d	1	1.22mi
250 N City Dr San Marcos, CA	3.0	1.0–3.0	882	$3,729	$4.23	0d	22	1.48mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: watertrashcable

Listing history 26 events

1. 2026-06-21
   days on market $408,000 Active 30 DOM
2. 2026-06-18
   days on market $408,000 Active 27 DOM
3. 2026-06-17
   days on market $408,000 Active 26 DOM
4. 2026-06-16
   days on market $408,000 Active 25 DOM
5. 2026-06-15
   days on market $408,000 Active 24 DOM
6. 2026-06-13
   days on market $408,000 Active 22 DOM
7. 2026-06-09
   days on market $408,000 Active 18 DOM
8. 2026-06-08
   days on market $408,000 Active 17 DOM
9. 2026-06-07
   days on market $408,000 Active 16 DOM
10. 2026-06-04
    days on market $408,000 Active 13 DOM
11. 2026-06-03
    days on market $408,000 Active 12 DOM
12. 2026-06-02
    days on market $408,000 Active 11 DOM
13. 2026-06-01
    days on market $408,000 Active 10 DOM
14. 2026-05-31
    days on market $408,000 Active 9 DOM
15. 2026-05-23
    listed $408,000 Active
16. 2026-05-05
    status Pending Sale 2085-char remark
17. 2026-04-03
    historical Active Under Contract 2085-char remark
18. 2026-03-06
    price $399,800 2085-char remark
19. 2026-02-19
    price $414,800 2085-char remark
20. 2025-11-06
    listed $419,800 Active 2085-char remark
21. 2012-12-07
    soldstatus $112,500 426-char remark

    Show marketing remark (426 chars)

    Own your own land! What a Buy for this updated and upgraded Home! Dual payne vinyl windows, ceramic tile floors. Large master suite and bath. Newer central heater. Upgraded oven + large cooktop! Upgraded stamped concrete. Nice location in park + is close to guest parking and RV storage area. Low HOA includes: water, trash + basic cable. Oversized coverd patio with lattice for privacy. * * One of the best buys out there!!

22. 2012-12-07
    soldstatus $112,500

    Show marketing remark (426 chars)

    Own your own land! What a Buy for this updated and upgraded Home! Dual payne vinyl windows, ceramic tile floors. Large master suite and bath. Newer central heater. Upgraded oven + large cooktop! Upgraded stamped concrete. Nice location in park + is close to guest parking and RV storage area. Low HOA includes: water, trash + basic cable. Oversized coverd patio with lattice for privacy. * * One of the best buys out there!!

23. 2012-10-19
    listed $119,900 426-char remark

    Show marketing remark (426 chars)

    Own your own land! What a Buy for this updated and upgraded Home! Dual payne vinyl windows, ceramic tile floors. Large master suite and bath. Newer central heater. Upgraded oven + large cooktop! Upgraded stamped concrete. Nice location in park + is close to guest parking and RV storage area. Low HOA includes: water, trash + basic cable. Oversized coverd patio with lattice for privacy. * * One of the best buys out there!!

24. 2002-05-13
    soldstatus $140,000
25. 1997-04-11
    soldstatus $69,500
26. 1994-11-01
    soldstatus $46,500

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $3,101 · $258/mo
• Expected delta: +$1,196/yr (+$100/mo · 62.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,507
• − Mortgage interest: −$22,854
• − Property taxes: −$1,905
• − Insurance: −$2,040
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − HOA: −$3,240
• − Depreciation: −$11,869
• Taxable loss: −$7,882
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $1,032/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 — San Marcos

• Score: 77/100
• State rank: #80
• US rank: #3074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Marcos, CA
• County: San Diego County · 3,178,799 people
• City population: 100,940
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 53,605
• Household income: $120,268
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1594.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 17% Asian 10% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 18% Other Indo-European 3% 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: ▼ -351.55%
• Current HPI: 358.3294
• Rent YoY: ▲ 0.35%
• 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

+777.4% since first listed

13 events — show timeline

• 2026-05-23 Listed $408,000 CRMLS
• 2026-05-05 Pending — CRMLS
• 2026-04-03 Contingent — CRMLS
• 2026-03-28 Listing Removed — CRMLS
• 2026-03-06 Price Changed $399,800 CRMLS
• 2026-02-19 Price Changed $414,800 CRMLS
• 2025-11-06 Listed $419,800 CRMLS
• 2012-12-07 Sold (Public Records) $112,500 Public Records
• 2012-12-07 Sold (MLS) $112,500 CRMLS
• 2012-10-19 Listed $119,900 CRMLS
• 2002-05-13 Sold (Public Records) $140,000 Public Records
• 1997-04-11 Sold (Public Records) $69,500 Public Records
• 1994-11-01 Sold (Public Records) $46,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,905 · +4.5% YoY. Source: county tax records.