1751 W CITRACADO Pkwy Spc 244 · Escondido, CA 92029

$275,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 16 Days on market

Built 1979 Est $344k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME!! INCREDIBLE BUY, on a beautiful & elevated lot, in a quiet wooded FIVE STAR SENIOR COMMUNITY. .The abundance of windows create a wonderful lite & brite atmosphere. .Plenty of storage everywhere. Kitchen is extra large for your convenience with GREAT cabinet space & breakfast bar! MBRM has a walk-in closet, plus a second closet for your convenience. THE MSTR BATH IS VERY SPACIOUS ALSO. .Also, a separate laundry room with counter top folding space & cabinets. The sp. rent is only #550.00(SUPP. ) [Supplement]: YOUR PET OR PETS WILL LOVE THE FENCED AREA ON THE PROPERTY. . YOU MUST SHOW THIS PROPERTY, AND SELL IT. .

Key facts

• New lighting
• New gas range
• Upgraded flooring

Tags

• UPGRADED FLOORING
• NEW VANITIES
• NEW MIRRORS
• NEW FAUCETS
• NEW LIGHTING
• NEW GAS RANGE

Property features AI

Finance

• Other: Manager approval required for tenancy
• Financial info: Land lease $900 monthly (park); Rent may include pool
• HOA & community: Senior community; On-site property management and resident manager; Clubhouse with meeting and card rooms; Gym/exercise room; Outdoor cooking area; Hiking trails; Maintenance of grounds; Recreational/multipurpose room; Pets permitted (dogs and cats; check rules); Park amenities; call for rules

Exterior

• Parking: Covered carport; Driveway parking; Two parking spaces (including 2 carport spaces)
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: District/public water; Public sewer; Standard electric service; Natural gas connected; Sewer connected; Electricity connected; Water connected
• Home design: Single-story mobile home (Kingsbrook model); Northwest facing; Turnkey condition; One entry level; Mobile home remains on site (24' x 52'); Pier jacks foundation
• Construction: Composition/shingle roof
• Exterior features: Covered front porch; Covered patio; In-ground community heated pool (fenced, exercise pool); Community spa (in-ground, heated); Lot is rectangular and level/flat; Close to clubhouse; Siding skirt

Interior

• Kitchen: Gas range; Range/stove hood; Garbage disposal; Formica counters; Gas water heater; Water heater unit
• Bedrooms: Primary bedroom on the main floor; All bedrooms on one level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Upgraded bath features with separate tub and walk-in shower (soaking tub)
• Heating & cooling: Central heating with natural gas furnace; Central gas cooling
• Interior features: Wood product walls; Built-ins; Ceiling fan; No interior steps; Carbon monoxide and smoke detectors; Resident manager
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k.

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 ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.4% 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-, crime D+, cost of living F.
• 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.
• Zoned schools: San Pasqual High (math 22% / reading 59%, grade F, #508 of 1,170 statewide, top 44%, 1,936 students, 74% FRL).
• Market conditions: Rents rising (+1.5%/yr); 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 38% of the median local income ($125k/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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.
• Current owner paid $42k; list at $275k implies a 555% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $344,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 W Citracado Pkwy #103	0.08mi	3/2.0 (+1)	1,280 (+3%)	12mo	$565,000	$441	77
1751 W CITRACADO #302	0.00mi	2/2.0	1,152 (-8%)	12mo	$318,000	$276	77
2400 W Valley Pkwy Spc 62	0.29mi	3/2.0 (+1)	1,280 (+3%)	2mo	$533,000	$416	76
1751 W Citracado Pkwy #293	0.00mi	2/2.0	1,344 (+8%)	14mo	$280,000	$208	75
1751 Citracado Pkwy #272	0.00mi	2/2.0	1,344 (+8%)	15mo	$300,000	$223	75
1751-248 W CITRACADO Pkwy #248	0.09mi	2/2.0	1,344 (+8%)	10mo	$272,000	$202	74
1751 W CITRACADO Pkwy #282	0.00mi	2/2.0	1,360 (+9%)	15mo	$305,000	$224	72
1750 W Citracado Pkwy #164	0.06mi	3/2.0 (+1)	1,344 (+8%)	16mo	$515,000	$383	67
2400 W Valley Pkwy #91	0.28mi	2/2.0	1,316 (+5%)	16mo	$515,000	$391	64
1001 S Hale Ave #85	0.66mi	2/2.0	1,269 (+2%)	15mo	$276,000	$217	54
2400 W Valley Pkwy Spc 95	0.33mi	3/2.0 (+1)	1,404 (+12%)	6mo	$454,000	$323	54
1301 S Hale #17	0.40mi	3/2.0 (+1)	1,344 (+8%)	16mo	$350,000	$260	51

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $25,150
• Equity at exit: $41,003

10-year hold

• IRR: 16.4%
• Equity multiple: 2.25×
• Total profit: $96,285
• Equity at exit: $23,777

Cash invested: $77,000 (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 92029

• Rents YoY: 1.5%
• Active inventory: 94
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,905 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $1,184

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,374	-5% $1,279	+0% $1,184	+5% $1,089	+10% $994
Rent	-10% $876	-5% $1,030	+0% $1,184	+5% $1,338	+10% $1,493
Rate	-1.0pp $1,323	-0.5pp $1,254	base $1,184	+0.5pp $1,113	+1.0pp $1,040

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 Avenida Del Diablo Unit 1545873P Escondido, CA	2.0	2.0	807	$6,243	$7.74	11d	1	0.32mi
1725 W 9th Ave Unit 2029021 Escondido, CA	2.0	1.0	900	$2,295	$2.55	0d	1	0.89mi
1361 W 9th Ave Escondido, CA	1.0–2.0	1.0–2.0	767	$3,151	$4.11	0d	14	0.90mi
910 Del Dios Rd Escondido, CA	1.0–2.0	1.0–2.0	845	$2,877	$3.40	0d	29	1.03mi

Listing history 10 events

1. 2026-06-21
   days on market $275,000 Active 16 DOM
2. 2026-06-18
   days on market $275,000 Active 13 DOM
3. 2026-06-17
   days on market $275,000 Active 12 DOM
4. 2026-06-16
   days on market $275,000 Active 11 DOM
5. 2026-06-15
   pricedays on market $275,000 Active 10 DOM
6. 2026-06-13
   days on market $289,000 Active 8 DOM
7. 2026-06-09
   days on market $289,000 Active 4 DOM
8. 2026-06-08
   days on market $289,000 Active 3 DOM
9. 2026-06-07
   remarks 679-char remark
10. 2026-06-07
    listed $289,000 Active 2 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,855
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,748
• − Management: −$3,748
• − Depreciation: −$8,000
• Taxable income: $10,454
• Est. tax owed @ 24.0%: −$2,509
• After-tax cash flow: $11,701/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): 20,726
• Household income: $124,726
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 621.0

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: White 59% Hispanic / Latino 24% Two or more races 12% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Lithuanian 3% Iranian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 12% Tagalog/Filipino 3% German/W. Germanic 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: ▼ -462.03%
• Current HPI: 375.7876
• Rent YoY: ▲ 1.51%
• 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

+503.3% since first listed

3 events — show timeline

• 2026-06-05 Listed $289,000 CRMLS
• 2009-12-14 Sold (MLS) $42,000 CRMLS
• 2009-10-19 Listed $47,900 CRMLS

Property tax history

-0.1%/yr

Latest (2013): $417 · +1.4% YoY. Source: county tax records.