2550 E Valley Pkwy #122 · Escondido, CA 92027

$250,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 243 Days on market

Built 1972 Est $253k · at est. ↓ 9% 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 +24.6/30.0
• ARV discount +8.1/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION! Don't want to miss this lovely mobile home that is upgraded 2 bdrm/2bath in the very desirable community of Eastwood Meadows. Newer laminate wood flooring in LR, bedrooms. Bright and light with many windows which makes for an open living feel which is easy to come home and relax. Multiple lovely ceiling fans to keep it cool. Possibility of the enclosed patio room to be used for a craft room, game or even a kids play room. Has in unit laundry. Eastwood Meadows has a picnic area, 1/2 court basketball court and many other community amenities for you to enjoy.

Key facts

• Enclosed patio room
• Community amenities
• In unit laundry

Tags

• LAMINATE WOOD FLOORING
• ENCLOSED PATIO ROOM
• IN UNIT LAUNDRY
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Directions: Directly off E. Valley Parkway near Bear Valley (see GPS)
• HOA & community: Located in the Eastwood Meadows community

Exterior

• Parking: 1 parking space
• Utilities: Electricity available and connected
• Home design: Manufactured home; Single-story
• Construction: Construction materials: Unknown
• Exterior features: Community pool; Shed(s); Lot is common interest (shared)

Interior

• Kitchen: Includes dishwasher, garbage disposal, and refrigerator
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.5% in Escondido — 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 70/100 on livability (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime D+.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 136 active listings in the ZIP; 16 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).
• This rent runs 37% of the median local income ($93k/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 $8k 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 243 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1972 — 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 D 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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $253,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 E Valley Pkwy #77	0.00mi	3/2.0 (+1)	1,344 (-7%)	0mo	$370,000	$275	84
2300 E Valley Pkwy #237	0.32mi	2/2.0	1,440 (0%)	6mo	$150,000	$104	80
2300 E Valley #84	0.32mi	2/2.0	1,440 (0%)	6mo	$179,000	$124	80
2700 E Valley Pkwy #272	0.21mi	3/2.0 (+1)	1,344 (-7%)	3mo	$280,000	$208	71
2700 E Valley Pkwy #298	0.31mi	3/2.0 (+1)	1,404 (-2%)	8mo	$362,000	$258	70
2280 E Valley Pkwy #4	0.43mi	2/2.0	1,362 (-5%)	2mo	$259,999	$191	69
2280 E Valley Pkwy #79	0.43mi	2/2.0	1,368 (-5%)	4mo	$160,000	$117	68
211 N Citrus Ave #270	0.52mi	2/2.0	1,344 (-7%)	0mo	$147,000	$109	64
2300 E Valley Pkwy Spc 125 Pkwy	0.31mi	3/2.0 (+1)	1,535 (+7%)	8mo	$270,000	$176	63
2300 E Valley Pkwy #111	0.32mi	3/2.0 (+1)	1,356 (-6%)	9mo	$245,000	$181	63
2300 E Valley Pkwy #145	0.32mi	3/2.0 (+1)	1,564 (+9%)	9mo	$260,000	$166	58
2280 E Valley Pkwy #74	0.43mi	3/2.0 (+1)	1,593 (+11%)	3mo	$279,500	$175	54

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,970
• Equity at exit: $37,276

10-year hold

• IRR: 5.7%
• Equity multiple: 1.41×
• Total profit: $28,974
• Equity at exit: $21,615

Cash invested: $70,000 (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 92027

• Rents YoY: 2.5%
• Active inventory: 136
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $517

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 77%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	3d	1	0.14mi
2536 White Oak Pl #2 Escondido, CA	3.0	2.0	1039	$3,500	$3.37	2d	1	0.20mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	2d	1	0.22mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,450	$2.73	10d	2	0.24mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,550	$2.84	15d	1	0.24mi
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$2,958	$2.82	2d	4	0.34mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	24d	1	0.36mi
2100 E Grand Ave Escondido, CA	1.0–2.0	1.0	832	$2,500	$3.00	2d	3	0.57mi
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	2d	1	0.78mi
151 Gayland St Escondido, CA	1.0–2.0	1.0	780	$2,393	$3.07	2d	9	0.85mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,298	$2.44	2d	2	0.95mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,398	$2.55	10d	2	0.95mi
1695 Kenora Dr Escondido, CA	3.0	2.0	1610	$4,275	$2.66	2d	1	1.29mi
1501 E Grand Ave Escondido, CA	2.0	1.0–2.0	718	$2,418	$3.37	2d	19	1.36mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	2d	13	1.49mi
1333 E Grand Ave Escondido, CA	1.0	1.0	818	$2,100	$2.57	11d	17	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 243 DOM
2. 2026-06-17
   days on market $250,000 Active 242 DOM
3. 2026-06-16
   days on market $250,000 Active 241 DOM
4. 2026-06-15
   days on market $250,000 Active 240 DOM
5. 2026-06-13
   days on market $250,000 Active 238 DOM
6. 2026-06-09
   days on market $250,000 Active 234 DOM
7. 2026-06-08
   days on market $250,000 Active 233 DOM
8. 2026-06-07
   days on market $250,000 Active 232 DOM
9. 2026-06-04
   days on market $250,000 Active 229 DOM
10. 2026-06-03
    days on market $250,000 Active 228 DOM
11. 2026-06-02
    days on market $250,000 Active 227 DOM
12. 2026-06-01
    days on market $250,000 Active 226 DOM
13. 2026-05-31
    days on market $250,000 Active 225 DOM
14. 2026-04-19
    status Active
15. 2026-04-01
    status Pending
16. 2026-03-21
    price $250,000
17. 2026-02-14
    price $260,000
18. 2025-09-30
    listed $275,000 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 6/10 Major FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,095
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$7,273
• Taxable income: $2,363
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $5,635/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: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 54,113
• Household income: $93,338
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1638.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 57% White 32% Two or more races 24% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 39% Tagalog/Filipino 2% Vietnamese 2%

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: ▼ -768.40%
• Current HPI: 362.1027
• Rent YoY: ▲ 2.50%
• 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

-9.1% since first listed

5 events — show timeline

• 2026-04-19 Relisted — SDMLS
• 2026-04-01 Pending — SDMLS
• 2026-03-21 Price Changed $250,000 SDMLS
• 2026-02-14 Price Changed $260,000 SDMLS
• 2025-09-30 Listed $275,000 SDMLS

Property tax history

+1.8%/yr

Latest (2013): $379 · +1.5% YoY. Source: county tax records.