501 Anita St #154 · Chula Vista, CA 91911

$249,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 37 Days on market

Built 1994 Est $216k · 15% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely stunning and move-in ready, this beautifully updated home is a true must-see! Featuring brand-new vinyl plank flooring throughout, the interior shines with thoughtful upgrades, including a new hot water heater, stylish lighting fixtures in the kitchen, bathrooms, hallway, and exterior, and new window blinds in the primary suite. The primary bathroom has been refreshed with a new vanity and medicine cabinet, while the hall bathroom has been completely remodeled with a modern vanity and a new tub/shower combination. Major improvements include a new shingle roof with a 25-year warranty, fresh interior and exterior paint, and updated siding on select areas. Step outside to enjoy the

Key facts

• 2 parking spots
• Community pool
• Built 1994

Property features AI

Finance

• HOA & community: Homeowners association with monthly fees; Community clubhouse; Senior community (Granada Estates)

Exterior

• Parking: Tandem parking with 2 total spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Shingle roof
• Exterior features: Partial wood fencing; Community in-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Range; Oven
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Refrigerator; Range; Oven
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.7% in Chula Vista — 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 75/100 on livability (#127 in CA, #4,345 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.6%/yr); 159 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $3,297/mo this rent would consume 48% of the median local household income ($82k/yr) (locally 3751% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $249k implies a 425% gain — meaningful room to come down on a strong offer.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $216,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Anita St #79	0.00mi	3/2.0	1,254 (-7%)	3mo	$232,000	$185	86
501 Anita #140	0.00mi	3/2.0	1,440 (+7%)	17mo	$160,000	$111	74
445 Orange Ave Unit 29	0.37mi	2/2.0 (-1)	1,344 (0%)	7mo	$180,000	$134	72
501 Anita #126	0.00mi	2/2.0 (-1)	1,440 (+7%)	17mo	$171,688	$119	69
444 Anita St #92	0.31mi	2/2.0 (-1)	1,344 (0%)	17mo	$184,900	$138	66
501 Anita Spc 21	0.00mi	2/2.0 (-1)	1,153 (-14%)	9mo	$210,000	$182	64
445 Orange Ave #56	0.39mi	2/2.0 (-1)	1,365 (+2%)	13mo	$220,000	$161	64
521 Orange Ave #104	0.20mi	3/2.0	1,488 (+11%)	12mo	$430,000	$289	63
502 Anita #75	0.22mi	4/2.0 (+1)	1,440 (+7%)	15mo	$190,000	$132	61
600 Anita St #68	0.32mi	2/2.0 (-1)	1,176 (-12%)	3mo	$260,000	$221	57
1500 3rd Ave #76	0.54mi	3/2.0	1,200 (-11%)	11mo	$185,000	$154	48
1500 Third Ave #88	0.54mi	3/2.0	1,198 (-11%)	14mo	$249,900	$209	45

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: 8.8%
• Equity multiple: 1.33×
• Total profit: $23,283
• Equity at exit: $37,127

10-year hold

• IRR: 15.5%
• Equity multiple: 2.10×
• Total profit: $76,995
• Equity at exit: $21,529

Cash invested: $69,720 (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 91911

• Rents YoY: -2.6%
• Active inventory: 159
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,297 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $1,153

Break-even live

Break-even rent $1,838

Max offer price $249,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,294	-5% $1,223	+0% $1,153	+5% $797	+10% $711
Rent	-10% $892	-5% $1,022	+0% $1,153	+5% $1,283	+10% $1,413
Rate	-1.0pp $1,278	-0.5pp $1,216	base $1,153	+0.5pp $1,088	+1.0pp $1,022

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Palomar St Chula Vista, CA	3.0	2.0	1597	$4,050	$2.54	2d	1	0.53mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,840	$4.66	2d	9	0.62mi
1250 Fifth Ave Chula Vista, CA	2.0–3.0	2.0	1045	$2,900	$2.78	2d	4	0.63mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,701	$3.23	2d	12	0.66mi
1240 Fourth Ave Chula Vista, CA	3.0	1.0	1000	$4,588	$4.59	3d	1	0.75mi
495 Queen Anne Dr Unit 1 Chula Vista, CA	2.0	1.0	1000	$2,800	$2.80	3d	1	0.85mi
868 Elise St Unit B Chula Vista, CA	3.0	1.0	909	$2,400	$2.64	2d	1	0.96mi
2750 Dahlia Ave San Diego, CA	4.0	2.0	1196	$3,995	$3.34	2d	1	1.02mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	2d	1	1.06mi
172 Palomar St Chula Vista, CA	3.0	1.5	1152	$3,400	$2.95	10d	1	1.08mi
1051 Broadway Unit 13 Chula Vista, CA	2.0	2.0	875	$2,325	$2.66	2d	1	1.12mi
2709 Elm Ave Unit B San Diego, CA	3.0	3.0	1560	$3,449	$2.21	2d	1	1.18mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	2d	1	1.18mi
511 Wykes St Chula Vista, CA	2.0	1.0	1000	$2,650	$2.65	3d	1	1.18mi
1038 Oaklawn Ave Chula Vista, CA	3.0	1.5	1044	$3,995	$3.83	2d	1	1.21mi
1035 Fourth Ave Chula Vista, CA	2.0	2.0	910	$2,495	$2.74	18d	2	1.25mi
128 Henry Ln Unit B Chula Vista, CA	2.0	1.0	1000	$2,100	$2.10	2d	1	1.27mi
2683 Caulfield Dr San Diego, CA	3.0	2.0	1445	$3,995	$2.76	2d	1	1.27mi
986 Broadway Unit 982-313 Chula Vista, CA	2.0	2.0	1020	$2,995	$2.94	15d	1	1.29mi
986 Broadway Unit 982-314 Chula Vista, CA	2.0	2.0	1044	$3,295	$3.16	8d	1	1.29mi
986 Broadway Unit 982-202 UNFURNISHED Chula Vista, CA	2.0	2.0	1044	$3,095	$2.96	2d	1	1.29mi
986 Broadway Chula Vista, CA	2.0	2.0	1044	$3,195	$3.06	3d	1	1.31mi
986 Broadway Chula Vista, CA	2.0	2.0	1020	$3,295	$3.23	5d	1	1.31mi
2055 Avenida Del Mexico Apt 208 San Diego, CA	2.0	2.0	960	$2,300	$2.40	17d	1	1.34mi
813 Beyer Way San Diego, CA	3.0	2.5	1495	$3,500	$2.34	3d	1	1.35mi
1001 Outer Rd San Diego, CA	2.0	2.0	1000	$2,538	$2.54	2d	5	1.37mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	2d	9	1.41mi
1910 Avenida del Mexico #205 San Diego, CA	2.0	2.0	885	$2,595	$2.93	2d	1	1.43mi
930 3rd Ave Chula Vista, CA	2.0–3.0	2.0	1099	$3,556	$3.23	2d	4	1.46mi
156 Date St Chula Vista, CA	4.0	1.5	1324	$3,480	$2.63	2d	1	1.49mi
156 Date St Chula Vista, CA	4.0	1.5	1324	$3,480	$2.63	15d	1	1.49mi

Listing history 3 events

1. 2026-05-17
   status Pending
2. 2025-04-24
   listed $249,000 Active
3. 1998-08-11
   soldstatus $47,400

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,386/yr (+$116/mo · 274.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,559
• − Mortgage interest: −$13,948
• − Property taxes: −$506
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,165
• − Management: −$3,165
• − Depreciation: −$7,244
• Taxable income: $10,287
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $11,362/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — Chula Vista

• Score: 75/100
• State rank: #127
• US rank: #4345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chula Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 255,708
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 85,542
• Household income: $82,350
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 3751.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 34% White 12% Asian 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, Dominican Republic
• Languages at home: 35% English-only · Spanish 59% Tagalog/Filipino 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: ▼ -669.25%
• Current HPI: 413.8287
• Rent YoY: ▼ -2.56%
• 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

+425.3% since first listed

3 events — show timeline

• 2026-05-17 Pending — SDMLS
• 2025-04-24 Listed $249,000 SDMLS
• 1998-08-11 Sold (Public Records) $47,400 Public Records

Property tax history

-7.7%/yr

Latest (2013): $506 · +4.1% YoY. Source: county tax records.