2280 E Valley Pwky Pkwy #21 · Escondido, CA 92027

$145,000

2 bd · 2.0 ba · 1,240 sqft · Manufactured · 40 Days on market

Built 1970 Est $237k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Nicely Laid out two bedroom/two full bath home. Large living room. Separate Dining Room. Open kitchen. Inside Laundry. Washer/Dryer/Refrigerator included. Guest bedroom has emergency door. Hall bath has a walk-in shower. Good sized master has two closets. Cool central air. Covered front porch. Easy care yard. Two storage sheds. Great location towards the rear of the park. Clubhouse has pool, spa, saunas, ping pong, pool tables, library, computers & a small dog park. One block to Vons & Ralphs. Bus stop in front Neighborhoods: Town & Country Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

Key facts

• Formal dining room
• Upgraded flooring
• Front area patio

Tags

• UPGRADED FLOORING
• FORMAL DINING ROOM
• KITCHEN ISLAND
• FRONT AREA PATIO
• STORAGE UNITS
• POOL

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Senior community

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Manufactured home; Single-story; Located in a senior community; Part of Town & Country (subdivision: East Escondido)
• Construction: Aluminum siding
• Exterior features: Patio; Community pool

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Refrigerator; Gas cooktop; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

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 $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: Glen View Elementary (608 students, 87% FRL); Hidden Valley Middle (808 students, 87% FRL); Orange Glen High (math 11% / reading 49%, grade F, #715 of 1,170 statewide, top 62%, 1,974 students, 87% FRL).
• Market conditions: Rents rising (+2.5%/yr); 134 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 35% 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 $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 + 2.5% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.30%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $236,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 E Valley #76	0.13mi	2/2.0	1,222 (-2%)	5mo	$246,000	$201	87
2280 E Valley Pkwy #4	0.09mi	2/2.0	1,362 (+10%)	2mo	$259,999	$191	77
2300 E Valley Pkwy #194	0.13mi	2/2.0	1,140 (-8%)	5mo	$120,000	$105	77
2280 E Valley Pkwy #79	0.09mi	2/2.0	1,368 (+10%)	4mo	$160,000	$117	76
211 N Citrus Ave #22	0.31mi	2/2.0	1,200 (-3%)	8mo	$195,000	$163	74
211 N Citrus Ave #270	0.31mi	2/2.0	1,344 (+8%)	0mo	$147,000	$109	72
2300 E Valley Pkwy #4	0.14mi	2/2.0	1,100 (-11%)	8mo	$15,000	$14	68
2300 E Valley Pkwy #120	0.13mi	2/2.0	1,080 (-13%)	5mo	$132,500	$123	68
2550 E Valley Pkwy #77	0.44mi	3/2.0 (+1)	1,344 (+8%)	1mo	$370,000	$275	60
2700 E Valley Pkwy #315	0.70mi	3/2.0 (+1)	1,152 (-7%)	1mo	$260,000	$226	50
2700 E Valley Pkwy #272	0.64mi	3/2.0 (+1)	1,344 (+8%)	3mo	$280,000	$208	48
2700 E Valley Pkwy #298	0.73mi	3/2.0 (+1)	1,404 (+13%)	8mo	$362,000	$258	32

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: 28.0%
• Equity multiple: 2.16×
• Total profit: $46,948
• Equity at exit: $21,620

10-year hold

• IRR: 35.2%
• Equity multiple: 4.15×
• Total profit: $127,961
• Equity at exit: $12,537

Cash invested: $40,600 (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: 134
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,694 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $1,127

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,227	-5% $1,177	+0% $1,127	+5% $1,076	+10% $1,026
Rent	-10% $914	-5% $1,020	+0% $1,127	+5% $1,233	+10% $1,339
Rate	-1.0pp $1,200	-0.5pp $1,163	base $1,127	+0.5pp $1,089	+1.0pp $1,051

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 E Grand Ave Escondido, CA	1.0–2.0	1.0	832	$2,500	$3.00	0d	3	0.39mi
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	3d	1	0.40mi
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$2,971	$2.83	0d	4	0.47mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	5d	1	0.48mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	0d	1	0.48mi
151 Gayland St Escondido, CA	1.0–2.0	1.0	780	$2,394	$3.07	0d	7	0.50mi
2536 White Oak Pl #5 Escondido, CA	2.0	1.0	856	$2,950	$3.45	6d	1	0.55mi
2536 White Oak Pl #2 Escondido, CA	3.0	2.0	1039	$3,300	$3.18	0d	1	0.55mi
2536 White Oak Pl Escondido, CA	2.0	1.0	856	$2,950	$3.45	0d	1	0.55mi
2536 White Oak Pl #5 Escondido, CA	2.0	1.0	856	$3,000	$3.50	23d	1	0.55mi
829 N Citrus Ave Unit 1 Escondido, CA	2.0	1.0	750	$2,900	$3.87	0d	1	0.58mi
1811 E Grand Ave #158 Escondido, CA	1.0	1.0	709	$1,950	$2.75	16d	1	0.60mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	0d	1	0.60mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,450	$2.73	11d	2	0.63mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,550	$2.84	16d	1	0.63mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,298	$2.44	0d	2	0.64mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,398	$2.55	11d	2	0.64mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	25d	1	0.70mi
1501 E Grand Ave Escondido, CA	2.0	1.0–2.0	718	$2,418	$3.37	0d	19	0.98mi
1333 E Grand Ave Escondido, CA	1.0	1.0	818	$2,100	$2.57	12d	17	1.12mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	0d	13	1.12mi
1316 E Grand Ave Apt 104 Escondido, CA	2.0	2.0	965	$2,495	$2.59	0d	1	1.12mi
1315 E Grand Ave Escondido, CA	2.0	2.0	1120	$2,400	$2.14	0d	1	1.16mi
1259 E Ohio Ave Escondido, CA	1.0	1.0	700	$1,850	$2.64	0d	1	1.20mi
1302 Oak Hill Dr Escondido, CA	2.0	2.0	970	$2,600	$2.68	0d	3	1.31mi
495 San Pasqual Valley Rd #144 Escondido, CA	2.0	2.0	874	$2,650	$3.03	0d	1	1.40mi
1017 E Pennsylvania Ave Unit 1023 Escondido, CA	2.0	1.0	764	$2,249	$2.94	0d	1	1.40mi
1020 E Washington Ave Escondido, CA	1.0	1.0	1178	$1,900	$1.61	0d	1	1.41mi
253 N Cedar St Escondido, CA	2.0	1.0	800	$2,750	$3.44	0d	1	1.44mi
950 E Washington Ave Escondido, CA	2.0	1.0	1200	$2,750	$2.29	0d	1	1.45mi
505 San Pasqual Valley Rd Escondido, CA	1.0–2.0	1.0–2.5	904	$2,950	$3.26	0d	1	1.45mi
980 E Mission Ave Unit 3 Escondido, CA	2.0	1.5	850	$2,250	$2.65	0d	1	1.47mi
1924 Sheridan Ave Escondido, CA	2.0	2.0	1228	$2,695	$2.19	0d	1	1.47mi
920 E Mission Ave Unit 960-20 Escondido, CA	2.0	1.0	825	$1,895	$2.30	19d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $145,000 Active 40 DOM
2. 2026-06-18
   days on market $145,000 Active 37 DOM
3. 2026-06-17
   days on market $145,000 Active 36 DOM
4. 2026-06-16
   days on market $145,000 Active 35 DOM
5. 2026-06-15
   days on market $145,000 Active 34 DOM
6. 2026-06-13
   days on market $145,000 Active 32 DOM
7. 2026-06-09
   days on market $145,000 Active 28 DOM
8. 2026-06-08
   days on market $145,000 Active 27 DOM
9. 2026-06-07
   remarks 386-char remark
10. 2026-06-07
    days on market $145,000 Active 26 DOM
11. 2026-06-04
    remarks 327-char remark
12. 2026-06-04
    days on market $145,000 Active 23 DOM
13. 2026-06-03
    days on market $145,000 Active 22 DOM
14. 2026-06-02
    days on market $145,000 Active 21 DOM
15. 2026-06-01
    days on market $145,000 Active 20 DOM
16. 2026-05-31
    pricedays on market $145,000 Active 19 DOM
17. 2026-05-12
    listed $165,000 Active
18. 2021-05-07
    soldstatus $80,000 Sold
19. 2021-05-07
    status Pending
20. 2021-05-06
    listed $80,000 Active
21. 2016-03-09
    soldstatus $43,900 655-char remark

    Show marketing remark (655 chars)

    Nicely Laid out two bedroom/two full bath home. Large living room. Separate Dining Room. Open kitchen. Inside Laundry. Washer/Dryer/Refrigerator included. Guest bedroom has emergency door. Hall bath has a walk-in shower. Good sized master has two closets. Cool central air. Covered front porch. Easy care yard. Two storage sheds. Great location towards the rear of the park. Clubhouse has pool, spa, saunas, ping pong, pool tables, library, computers & a small dog park. One block to Vons & Ralphs. Bus stop in front Neighborhoods: Town & Country Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

22. 2015-11-06
    listed $43,900 655-char remark

    Show marketing remark (655 chars)

    Nicely Laid out two bedroom/two full bath home. Large living room. Separate Dining Room. Open kitchen. Inside Laundry. Washer/Dryer/Refrigerator included. Guest bedroom has emergency door. Hall bath has a walk-in shower. Good sized master has two closets. Cool central air. Covered front porch. Easy care yard. Two storage sheds. Great location towards the rear of the park. Clubhouse has pool, spa, saunas, ping pong, pool tables, library, computers & a small dog park. One block to Vons & Ralphs. Bus stop in front Neighborhoods: Town & Country Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 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: $32,334
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$4,218
• Taxable income: $11,920
• Est. tax owed @ 24.0%: −$2,861
• After-tax cash flow: $10,658/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

+275.9% since first listed

6 events — show timeline

• 2026-05-12 Listed $165,000 SDMLS
• 2021-05-07 Sold (MLS) $80,000 SDMLS
• 2021-05-07 Pending — SDMLS
• 2021-05-06 Listed $80,000 SDMLS
• 2016-03-09 Sold (MLS) $43,900 CRMLS
• 2015-11-06 Listed $43,900 CRMLS