400 Greenfield Dr #136 · Bostonia, CA 92021

$149,000

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 147 Days on market

Built 1971 17 ac lot Est $101k · 48% over ↓ 19% since listing

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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
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Warm, welcoming, and move-in ready, this updated 3-bedroom, 1-bath mobile home offers the perfect blend of comfort and space. Step inside to an open-concept living space filled with natural light, ideal for everyday living and easy entertaining. Thoughtful updates throughout give the home a fresh, modern feel while keeping it comfortable and functional. One of the true highlights is the oversized carport, offering plenty of space for multiple vehicles—an uncommon bonus. Even better, the private backyard is a rare find for this type of home, providing room to relax, garden, entertain, or create your own outdoor retreat. Move-in ready and full of value, this home offers space, convenien

Key facts

• Oversized carport
• Private backyard
• 17.31 acre lot

Tags

• OPEN-CONCEPT LIVING SPACE
• OVERSIZED CARPORT
• PRIVATE BACKYARD

Property features AI

Finance

• Financial info: Lot size reported as 0-1 unit/acre (per public records)
• HOA & community: Land lease in place with amount of $1,867

Exterior

• Parking: 3 uncovered parking spaces (3 total parking spaces); Located in Greenfield Mobile Home Estates
• Utilities: Public sewer
• Home design: Mobile home; Single-story
• Construction: Mobile home dimensions approximately 10' x 40'; Single-story structure
• Exterior features: Community pool; Curbs; Street lighting; Has a view

Interior

• Kitchen: Kitchen
• Bedrooms: Bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: One-level home; Front door entry located on the right side of the home; All bedrooms located on the main level; Living room
• Laundry & utility: Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 6.0% in Bostonia — 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 (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: schools D, crime F, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 $1k 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 + 0.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.57% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 E Bradley Ave #48	0.22mi	2/1.0	800 (0%)	1mo	$79,999	$100	89
255 E Bradley Ave Spc 79	0.24mi	2/2.0	760 (-5%)	6mo	$95,500	$126	72
255 E Bradley Ave #11	0.22mi	2/2.0	800 (0%)	17mo	$130,000	$163	71
255 E Bradley Ave #110	0.24mi	2/1.0	728 (-9%)	14mo	$58,000	$80	62
450 E Bradley Ave #18	0.48mi	2/2.0	747 (-7%)	7mo	$100,000	$134	57
450 E Bradley Ave #32	0.48mi	2/2.0	745 (-7%)	14mo	$83,000	$111	51
351 E Bradley Ave #91	0.36mi	3/1.0 (+1)	880 (+10%)	20mo	$140,000	$159	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.50×
• Total profit: $21,045
• Equity at exit: $22,216

10-year hold

• IRR: 19.6%
• Equity multiple: 2.41×
• Total profit: $58,964
• Equity at exit: $12,883

Cash invested: $41,720 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $817

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 60%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	1d	13	0.11mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	1d	1	0.20mi
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	1d	13	0.34mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,128	$2.84	1d	8	0.38mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	1d	1	0.43mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	24d	1	0.48mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	1d	3	0.49mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	1d	7	0.49mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	0.57mi
848 N Mollison Ave El Cajon, CA	1.0	1.0	690	$2,101	$3.04	1d	5	0.61mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	1d	1	0.64mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	2d	1	0.64mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	1d	1	0.66mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	1d	5	0.66mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	23d	1	0.66mi
798 McClure St Apt 7 El Cajon, CA	1.0	1.0	570	$1,595	$2.80	1d	1	0.74mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	1d	1	0.74mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,150	$2.54	1d	11	0.75mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	1d	8	0.81mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	1d	1	0.83mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,978	$2.33	1d	4	0.83mi
1037 Peach Ave El Cajon, CA	1.0	1.0	560	$1,694	$3.03	1d	4	0.85mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	4d	1	0.85mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	3d	1	0.88mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	0.92mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	0.92mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	1d	1	0.92mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	1d	1	0.94mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	2d	1	0.95mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	7d	1	0.96mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	1d	1	0.97mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	1d	1	0.97mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	1d	11	0.99mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	7d	9	0.99mi
444 Graves Ave El Cajon, CA	1.0	1.0	600	$1,815	$3.02	2d	1	1.01mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	1d	1	1.02mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	1.06mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	1d	1	1.06mi
314 Wisconsin Ave El Cajon, CA	1.0	1.0	550	$1,695	$3.08	1d	1	1.07mi
241 Wisconsin Ave El Cajon, CA	1.0	1.0	585	$1,880	$3.21	1d	5	1.09mi

Listing history 17 events

1. 2026-06-18
   days on market $149,000 Active 147 DOM
2. 2026-06-17
   days on market $149,000 Active 146 DOM
3. 2026-06-16
   days on market $149,000 Active 145 DOM
4. 2026-06-15
   days on market $149,000 Active 144 DOM
5. 2026-06-13
   days on market $149,000 Active 142 DOM
6. 2026-06-13
   days on market $149,000 Active 141 DOM
7. 2026-06-09
   days on market $149,000 Active 138 DOM
8. 2026-06-08
   days on market $149,000 Active 137 DOM
9. 2026-06-07
   days on market $149,000 Active 136 DOM
10. 2026-06-04
    days on market $149,000 Active 133 DOM
11. 2026-06-03
    days on market $149,000 Active 132 DOM
12. 2026-06-02
    days on market $149,000 Active 131 DOM
13. 2026-06-01
    days on market $149,000 Active 130 DOM
14. 2026-05-31
    days on market $149,000 Active 129 DOM
15. 2026-04-01
    price $149,000
16. 2026-03-09
    price $170,000
17. 2026-01-22
    listed $185,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥99°F today · 14 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: $28,044
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$4,335
• Taxable income: $7,896
• Est. tax owed @ 24.0%: −$1,895
• After-tax cash flow: $7,903/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

-19.5% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $149,000 CRMLS
• 2026-03-09 Price Changed $170,000 CRMLS
• 2026-01-22 Listed $185,000 CRMLS

Property tax history

+3.1%/yr

Latest (2013): $214 · +5.4% YoY. Source: county tax records.