8301-, Mission Mission Gorge Rd #162 · Santee, CA 92071

$239,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 141 Days on market

Built 1969 1,152 sqft lot Est $255k · 6% under

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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 +28.3/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Santee living at its finest! Step into this beautifully updated home featuring a newly remodeled kitchen with quartz countertops, a stylish tile backsplash, and a custom coffee bar. Enjoy new stainless steel appliances, overhead lighting in both the kitchen and living room, and fresh paint throughout. Natural light floods the home with updated windows, including those in the spacious California room – perfect for relaxing and entertaining. The primary bathroom offers comfort and accessibility with a walk-in Jacuzzi tub, while both bathrooms feature skylights, that brighten the space naturally Stay cool Year-round with a recently serviced air conditioner that keeps the home

Key facts

• Manicured front yard
• Updated windows
• Walk-in jacuzzi tub

Tags

• NEWLY REMODELED KITCHEN
• CUSTOM COFFEE BAR
• UPDATED WINDOWS
• WALK-IN JACUZZI TUB
• SKYLIGHTS
• MANICURED FRONT YARD

Property features AI

Finance

• Other: Lot size estimated; Lot dimensions from public records; Living area source: public records
• Financial info: Land lease: $1,786 monthly
• HOA & community: Senior community; Park name: Meadowbrook Mobile Estates; Community features: hiking, foothills, street lighting, park; Manager approval required; Pets allowed

Exterior

• Parking: Attached carport with 2 spaces; Has parking
• Utilities: Public sewer; Cable available
• Home design: Mobile home (24' x 48') — mobile home remains on site; Double body type; Single story; Entry level: 1
• Construction: Updated/remodeled condition
• Exterior features: Community pool; Landscaped yard; Back yard; Park nearby; Has view; One shed

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Laminate counters; Unfurnished; Storage space; Front door entry; One-level layout; Walk-in closet; Living room; Family room
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.6% in Santee — 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 (#361 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: health & safety C-, amenities D, cost of living F.
• Santee (suburban): math 46% / reading 54% proficiency, ranked #130 of 517 in CA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 197 active listings in the ZIP; 11 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; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/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.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1969 — 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. 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $254,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 Mission Gorge Rd #170	0.00mi	2/2.0	1,120 (-3%)	10mo	$265,000	$237	87
8301 Mission Gorge Rd #181	0.00mi	2/2.0	1,100 (-4%)	11mo	$210,000	$191	83
8301 Mission Gorge Rd #282	0.00mi	2/2.0	1,248 (+8%)	5mo	$310,000	$248	82
8301 Mission Gorge Rd #86	0.00mi	2/2.0	1,272 (+10%)	2mo	$223,000	$175	81
8301 Mission Gorge Rpad Rd #152	0.00mi	2/2.0	1,248 (+8%)	13mo	$240,000	$192	75
8301 Mission Gorge Rd #159	0.10mi	2/2.0	1,220 (+6%)	13mo	$180,000	$148	75
8301 Mission Gorge Rd Spc 326	0.00mi	2/2.0	1,025 (-11%)	16mo	$290,000	$283	68
8301 Mission Gorge Road 301	0.00mi	3/2.0 (+1)	1,320 (+15%)	4mo	$295,000	$223	67
7908 Rancho Fanita Dr #63	0.34mi	3/2.0 (+1)	1,238 (+8%)	10mo	$234,000	$189	59
8545 Mission Gorge Rd Spc 141	0.41mi	2/2.0	1,040 (-10%)	7mo	$230,000	$221	58
8545 Mission Gorge Rd #239	0.47mi	2/2.0	1,060 (-8%)	10mo	$130,000	$123	56
8545 Mission Gorge Rd #255	0.47mi	2/2.0	1,060 (-8%)	14mo	$250,000	$236	53

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,492
• Equity at exit: $35,636

10-year hold

• IRR: 8.8%
• Equity multiple: 1.60×
• Total profit: $40,422
• Equity at exit: $20,664

Cash invested: $66,920 (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 92071

• Rents YoY: 0.8%
• Active inventory: 197
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $764

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 70%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7962 Arly Ct #12 Santee, CA	2.0	2.0	945	$2,800	$2.96	1d	1	0.30mi
7847 Mission Gorge Rd Santee, CA	1.0	1.0–2.0	870	$2,845	$3.27	1d	4	0.40mi
69 Via Sovana Santee, CA	3.0	3.0	1342	$3,600	$2.68	1d	1	0.46mi
177 Via Montisi Santee, CA	2.0	2.5	1239	$3,450	$2.78	1d	1	0.47mi
8605 Arminda Cir Santee, CA	2.0	2.0	958	$2,650	$2.77	1d	1	0.53mi
8609 Arminda Cir #13 Santee, CA	2.0	2.0	984	$3,000	$3.05	1d	1	0.54mi
8434 Kreiner Way Santee, CA	3.0	2.0	1305	$4,213	$3.23	21d	1	0.83mi
8617 Bushy Hill Dr Santee, CA	2.0–3.0	2.0–3.0	1299	$2,700	$2.08	1d	1	0.92mi
8745 Redwood Dr Santee, CA	2.0–3.0	1.5–2.5	1264	$2,850	$2.25	1d	1	1.15mi
8009 Calle Fanita Santee, CA	2.0	1.5	1024	$2,995	$2.92	1d	1	1.18mi
9409 Lake Murray Blvd San Diego, CA	2.0	2.5	1290	$3,300	$2.56	17d	1	1.41mi

Listing history 39 events

1. 2026-06-18
   days on market $239,000 Active 141 DOM
2. 2026-06-17
   days on market $239,000 Active 140 DOM
3. 2026-06-16
   days on market $239,000 Active 139 DOM
4. 2026-06-15
   days on market $239,000 Active 138 DOM
5. 2026-06-13
   days on market $239,000 Active 136 DOM
6. 2026-06-13
   days on market $239,000 Active 135 DOM
7. 2026-06-09
   pricedays on market $239,000 Active 132 DOM
8. 2026-06-08
   days on market $254,000 Active 131 DOM
9. 2026-06-07
   days on market $254,000 Active 130 DOM
10. 2026-06-04
    days on market $254,000 Active 127 DOM
11. 2026-06-03
    days on market $254,000 Active 126 DOM
12. 2026-06-02
    days on market $254,000 Active 125 DOM
13. 2026-06-01
    days on market $254,000 Active 124 DOM
14. 2026-05-31
    days on market $254,000 Active 123 DOM
15. 2026-04-21
    price $254,000
16. 2026-02-26
    price $259,000
17. 2026-01-28
    historical
18. 2026-01-27
    listed $279,000 Active
19. 2025-10-06
    price $289,000
20. 2025-08-31
    listed $299,000 Active
21. 2025-01-18
    historical
22. 2024-11-06
    soldstatus $170,000 Closed Sale
23. 2024-10-10
    status Pending Sale
24. 2024-10-06
    price $189,900
25. 2024-09-05
    listed $199,900 Active
26. 2022-02-23
    soldstatus $149,000 Closed Sale
27. 2022-02-08
    status Pending Sale
28. 2022-01-20
    price $149,000
29. 2022-01-04
    listed $159,900 Active
30. 2016-11-14
    soldstatus $45,000 Sold
31. 2016-10-10
    status Pending
32. 2016-09-21
    listed $47,500 Active
33. 2016-08-15
    soldstatus $42,500 Sold
34. 2016-07-22
    status Pending
35. 2016-07-13
    price $42,500
36. 2016-06-26
    listed $64,500 Active
37. 2016-06-25
    listed $64,500
38. 2011-08-31
    soldstatus $10,000
39. 2011-07-15
    listed $15,500

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 4 d/yr ≥96°F today · 11 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: $36,692
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − Depreciation: −$6,953
• Taxable income: $5,700
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $7,798/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: Santee
• NCES district ID: 0635880
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $73,452
• Composite: 45.0/100
• National rank: #2698
• State rank: #130 of 517 in CA

Livability — Santee

• Score: 65/100
• State rank: #361
• US rank: #12272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, CA
• County: San Diego County · 3,178,799 people
• City population: 59,590
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 59,590
• Household income: $113,618
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1719.0

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 White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 16% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% Arabic 3% Other Asian/Pacific 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: ▼ -607.00%
• Current HPI: 393.1781
• Rent YoY: ▲ 0.85%
• 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

+1538.7% since first listed

25 events — show timeline

• 2026-04-21 Price Changed $254,000 CRMLS
• 2026-02-26 Price Changed $259,000 CRMLS
• 2026-01-28 Listing Removed — CRMLS
• 2026-01-27 Listed $279,000 CRMLS
• 2025-10-06 Price Changed $289,000 CRMLS
• 2025-08-31 Listed $299,000 CRMLS
• 2025-01-18 Listing Removed — SDMLS
• 2024-11-06 Sold (MLS) $170,000 CRMLS
• 2024-10-10 Pending — CRMLS
• 2024-10-06 Price Changed $189,900 CRMLS
• 2024-09-05 Listed $199,900 CRMLS
• 2022-02-23 Sold (MLS) $149,000 CRMLS
• 2022-02-08 Pending — CRMLS
• 2022-01-20 Price Changed $149,000 CRMLS
• 2022-01-04 Listed $159,900 CRMLS
• 2016-11-14 Sold (MLS) $45,000 SDMLS
• 2016-10-10 Pending — SDMLS
• 2016-09-21 Listed $47,500 SDMLS
• 2016-08-15 Sold (MLS) $42,500 SDMLS
• 2016-07-22 Pending — SDMLS
• 2016-07-13 Price Changed $42,500 SDMLS
• 2016-06-26 Listed $64,500 SDMLS
• 2016-06-25 Listed $64,500 SDMLS
• 2011-08-31 Sold (MLS) $10,000 CRMLS
• 2011-07-15 Listed $15,500 CRMLS

Property tax history

-14.7%/yr

Latest (2013): $118 · +2.9% YoY. Source: county tax records.