1700 El Camino Real Unit 12-10 · South San Francisco, CA 94080

$88,888

1 bd · 1.0 ba · 500 sqft · Manufactured · 4 Days on market

Built 1958 Est $122k · 27% under

---

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
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A diamond in the rough for under 90K in SF! Over 25K in new upgrades: new roof, some new windows, new paint, flooring. .. just needs one room painted. This will go FAST and monthly space rent is less than $1900/mo. You now can have your own private space. .. .comes with extra shed.

Key facts

• Parking
• Built 1958
• Listed 4 days

Property features AI

Finance

• Financial info: Land lease amount: $1,850 per month
• HOA & community: Community association present with monthly fees; Association provides additional amenities (listed as 'Other'); Association fees include unspecified items (listed as 'Other')

Exterior

• Parking: 1 parking space (other type)
• Utilities: Utilities listed as 'Other'; Sewer listed as 'Other'
• Home design: Manufactured home in park; Single-wide unit
• Construction: Rod n Reel manufacturer (mobile home make); Aluminum skirting
• Exterior features: Located in a park community (Treasure Island); Land lease required

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; No cooling system
• Interior features: Shower stall in bathroom; Laundry hookups or shared laundry (listed as 'Other')
• Laundry & utility: Laundry hookups or shared laundry (listed as 'Other')

🏷️ Possibly a rental listed for sale. The $88,888 price doesn't fit this home's estimated sale value (~$122,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $89k.

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 $89k).
• Cap rate 30.3% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,888

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.40% ✓
• Cap rate: 30.25%
• Cash-on-cash: 85.58%
• DSCR: 4.81
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $122,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 El Camino Real Unit 17-11	0.01mi	2/1.0 (+1)	480 (-4%)	18mo	$89,000	$185	73
1700 El Camino Real Unit 19-15	0.00mi	1/1.0	574 (+15%)	9mo	$140,000	$244	68

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: 86.2%
• Equity multiple: 5.18×
• Total profit: $103,960
• Equity at exit: $13,253

10-year hold

• IRR: 90.0%
• Equity multiple: 11.94×
• Total profit: $272,324
• Equity at exit: $7,685

Cash invested: $24,889 (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: 2.4×

Monthly cashflow live

• Estimated rent: $3,024 high
• Mortgage (P&I): −$466
• Tax est. 1.5%: −$111 /mo · $1,333/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $1,708

Break-even live

Break-even rent $862

Max offer price $88,888

Occupancy floor 39%

Sensitivity live

Price	-10% $1,770	-5% $1,739	+0% $1,708	+5% $1,678	+10% $1,647
Rent	-10% $1,470	-5% $1,589	+0% $1,708	+5% $1,828	+10% $1,947
Rate	-1.0pp $1,753	-0.5pp $1,731	base $1,708	+0.5pp $1,685	+1.0pp $1,662

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: $22,222
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	3d	8	0.24mi
368 Imperial Way Daly City, CA	—	1.0	483	$2,150	$4.45	4d	1	0.71mi
1059 Grand Ave Unit 10652 South San Francisco, CA	1.0	1.0	700	$2,595	$3.71	25d	1	0.92mi
572 King Dr Daly City, CA	1.0	1.0	750	$3,125	$4.17	24d	1	1.04mi
1134 Marcie Cir Unit 1112 South San Francisco, CA	1.0	1.0	673	$2,450	$3.64	6d	1	1.09mi
7800 El Camino Real Colma, CA	3.0	1.0–2.0	879	$3,478	$3.95	0d	1	1.43mi
435 Gateway Dr Pacifica, CA	2.0	1.0–2.0	718	$2,600	$3.62	0d	4	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $88,888 Active 4 DOM
2. 2026-06-17
   remarks 282-char remark
3. 2026-06-17
   days on market $88,888 Active 3 DOM
4. 2026-06-16
   days on market $88,888 Active 2 DOM
5. 2026-06-15
   remarks 208-char remark
6. 2026-06-15
   listed $88,888 Active 1 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: $36,291
• − Mortgage interest: −$4,979
• − Property taxes: −$1,333
• − Insurance: −$1,242
• − Repairs & maintenance: −$2,903
• − Management: −$2,903
• − Depreciation: −$2,586
• Taxable income: $20,344
• Est. tax owed @ 24.0%: −$4,883
• After-tax cash flow: $15,618/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: 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

Price history

-0.1% since first listed

4 events — show timeline

• 2026-06-14 Listed $88,888 BAREIS
• 2026-01-02 Price Changed $95,000 BAREIS
• 2025-12-21 Listed $99,000 BAREIS
• 2022-06-11 Listed $89,000 BAREIS