1700 El Camino Real Unit 2-1 · South San Francisco, CA 94080

$124,888

1 bd · 1.0 ba · 402 sqft · Manufactured · 77 Days on market

Built 2006 Fair condition $311/sqft · 41% above area Est $89k · 41% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Newer single wide mobile home, featuring a spacious bedroom & spacious open floor plan, lots of storage space. Recently cleaned professionally, home is ready for new owner, Dog park at location, laundromat Etc. Excellent location for commuters, very close proximity to Costco Etc.

Key facts

• 2 parking spots
• Built 2006
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 2.2% in South San Francisco — 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 65/100 on livability (#372 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools D-, amenities F, cost of living F.
• South San Francisco Unified (urban): math 38% / reading 47% proficiency, ranked #176 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 72 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,019 units permitted in San Mateo County in 2024 (484 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $863 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Mateo County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,394 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.71% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.29%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $88,674
• List price: $124,888
• Delta: 40.84%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 El Camino Real Unit 5-1	0.07mi	1/—	385 (-4%)	10mo	$130,000	$338	81

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 · 6.02% rent growth · sell at horizon

5-year hold

• IRR: 62.3%
• Equity multiple: 3.91×
• Total profit: $101,850
• Equity at exit: $18,621

10-year hold

• IRR: 67.8%
• Equity multiple: 8.97×
• Total profit: $278,823
• Equity at exit: $10,798

Cash invested: $34,969 (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 94080

• Rents YoY: 6.0%
• Active inventory: 72
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,390 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,873/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $1,749

Break-even live

Break-even rent $1,177

Max offer price $124,888

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: $31,222
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 McLellan Dr South San Francisco, CA	2.0	1.0–2.0	779	$3,760	$4.83	2d	8	0.28mi
7800 El Camino Real Colma, CA	3.0	1.0–2.0	879	$3,548	$4.03	2d	1	1.37mi
435 Gateway Dr Pacifica, CA	2.0	1.0–2.0	718	$2,600	$3.62	2d	4	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $124,888 Active 77 DOM
2. 2026-06-17
   days on market $124,888 Active 76 DOM
3. 2026-06-16
   days on market $124,888 Active 75 DOM
4. 2026-06-16
   price $124,888 Active 74 DOM
5. 2026-06-15
   days on market $129,888 Active 74 DOM
6. 2026-06-13
   days on market $129,888 Active 72 DOM
7. 2026-06-13
   days on market $129,888 Active 71 DOM
8. 2026-06-09
   days on market $129,888 Active 68 DOM
9. 2026-06-08
   days on market $129,888 Active 67 DOM
10. 2026-06-07
    days on market $129,888 Active 66 DOM
11. 2026-06-04
    days on market $129,888 Active 63 DOM
12. 2026-06-03
    days on market $129,888 Active 62 DOM
13. 2026-06-02
    days on market $129,888 Active 61 DOM
14. 2026-06-01
    days on market $129,888 Active 60 DOM
15. 2026-05-31
    days on market $129,888 Active 59 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥77°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,683
• − Mortgage interest: −$6,996
• − Property taxes: −$1,873
• − Insurance: −$1,422
• − Repairs & maintenance: −$3,255
• − Management: −$3,255
• − Depreciation: −$3,633
• Taxable income: $20,250
• Est. tax owed @ 24.0%: −$4,860
• After-tax cash flow: $16,126/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.

Condition & rehab AI · 0 photos

Fair 40/100 Cosmetic rehab

A clean but dated single-wide mobile home with average condition. Minor repairs and a fresh coat of paint would significantly enhance its curb appeal and interior aesthetics, making it ready for a new owner.

Repairs flagged

• Minor kitchen cabinets — Worn but not damaged
• Minor bathroom fixtures — Worn but functional

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modernizes the space and adds value
• Both Replace bathroom fixtures — Modernizes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn but not damaged	Minor	$500–3,000
bathroom fixtures · Worn but functional	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modernizes the space and adds value ↑
• Both Replace bathroom fixtures — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: South San Francisco Unified
• NCES district ID: 0637530
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $82,986
• Composite: 39.69/100
• National rank: #3905
• State rank: #176 of 517 in CA

Livability — South San Francisco

• Score: 65/100
• State rank: #372
• US rank: #12707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South San Francisco, CA
• County: San Mateo County · 733,415 people
• City population: 64,761
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 64,761
• Household income: $136,733
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 2470.0

Population outlook (San Mateo County) Hauer SSP2

• Today (2025): 864,008 people
• By 2030: 910,523 · +5.4%
• By 2040: 997,285 · +15.4%
• By 2050: 1,071,189 · +24.0%
• By 2075: 1,197,206 · +38.6%
• By 2100: 1,192,523 · +38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Asian 42% Hispanic / Latino 31% White 21% Two or more races 13% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, China, Vietnam
• Languages at home: 47% English-only · Spanish 20% Tagalog/Filipino 12% Chinese 11%

Political lean MEDSL · San Mateo

• 2024 margin: Solid D (+50.3) · D 73.5% · R 23.2% · Other 3.3%
• 2008→2024 swing: +1.6pp toward D · 2008: 48.7pp · 2024: 50.3pp
• All cycles: 2024: D+50.3 2020: D+57.7 2016: D+57.7 2012: D+44.8 2008: D+48.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1094.19%
• Current HPI: 330.5769
• Rent YoY: ▲ 6.02%
• Metro: San Francisco-Oakland-Berkeley, 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