351 E Bradley Ave Spc 135 · Bostonia, CA 92021

$219,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 127 Days on market

Built 2004 17 ac lot Est $150k · 46% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 351 E. Bradley an all-ages park offering comfort, convenience, and community. This charming 3 bed / 2 bath home features an open layout, an electric fireplace, and a bright kitchen that flows into the living area. Enjoy being a corner unit with extra privacy and a spacious parking area perfect for multiple cars. Located in a well-kept, all-ages community close to shopping, schools, and freeway access this is an affordable opportunity you don’t want to miss. Come see it today!

Key facts

• Bright kitchen
• Close to schools
• Electric fireplace

Tags

• ELECTRIC FIREPLACE
• BRIGHT KITCHEN
• SPACIOUS PARKING AREA
• WELL-KEPT COMMUNITY
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Lot size category: 0-1 unit/acre; Lot and living area info from public records
• HOA & community: Land lease: $1,605

Exterior

• Parking: Two total parking spaces; Two carport spaces
• Home design: Single-story property; Front entry
• Construction: One story
• Exterior features: Community pool; Curbs

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; High-efficiency cooling
• Interior features: All bedrooms on ground level; Front entry; Single-level home
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.0% in Bostonia — 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 (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: schools D, crime F, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/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 127 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 F 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: 1.15% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 E Bradley Ave #119	0.09mi	3/1.5	950 (-1%)	4mo	$121,000	$127	88
351 E Bradley Ave Spc 125	0.16mi	3/2.0	960 (0%)	10mo	$150,000	$156	84
351 E Bradley Ave #45	0.00mi	2/2.0 (-1)	960 (0%)	15mo	$135,000	$141	83
255 E Bradley Ave #13	0.10mi	2/2.0 (-1)	960 (0%)	14mo	$165,000	$172	79
400 Greenfield Dr Spc 123	0.20mi	2/2.0 (-1)	960 (0%)	11mo	$107,000	$111	77
255 E Bradley Ave Spc 116	0.10mi	3/2.0	1,040 (+8%)	7mo	$180,000	$173	76
351 E Bradley Ave Spc 109	0.00mi	2/2.0 (-1)	1,056 (+10%)	12mo	$140,000	$133	68
351 E Bradley Ave Spc 164	0.00mi	3/2.0	1,100 (+15%)	11mo	$165,000	$150	67
351 E BRADLEY #147	0.00mi	2/2.0 (-1)	1,041 (+8%)	19mo	$170,000	$163	65
260 E Bradley Ave #66	0.23mi	3/2.0	1,040 (+8%)	20mo	$225,000	$216	59
351 E Bradley Ave #91	0.16mi	3/1.0	880 (-8%)	20mo	$140,000	$159	58
450 E Bradley Ave #121	0.31mi	2/2.0 (-1)	1,088 (+13%)	15mo	$124,900	$115	46

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $434
• Equity at exit: $32,654

10-year hold

• IRR: 6.8%
• Equity multiple: 1.45×
• Total profit: $27,374
• Equity at exit: $18,935

Cash invested: $61,320 (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 92021

• Rents YoY: -0.8%
• Active inventory: 244
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $681

Break-even live

Break-even rent $1,655

Max offer price $219,000

Occupancy floor 68%

Sensitivity live

Price	-10% $805	-5% $743	+0% $681	+5% $619	+10% $557
Rent	-10% $482	-5% $582	+0% $681	+5% $781	+10% $880
Rate	-1.0pp $792	-0.5pp $737	base $681	+0.5pp $624	+1.0pp $567

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	0d	13	0.16mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	0d	1	0.21mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	0d	15	0.29mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	0d	1	0.29mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	25d	1	0.31mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,974	$2.66	0d	4	0.33mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,112	$2.82	0d	6	0.34mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,613	$3.58	0d	7	0.40mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	3d	1	0.47mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	3d	1	0.52mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.57mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	0.58mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,741	$3.24	0d	11	0.79mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	0d	1	0.80mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	0d	1	0.81mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	800	$2,095	$2.62	0d	2	0.82mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	0d	7	0.83mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	8d	1	0.83mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,908	$2.25	0d	2	0.84mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	6d	1	0.85mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	0d	1	0.98mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	0d	1	0.98mi
8527 Graves Ave Santee, CA	1.0–2.0	1.0–2.0	505	$2,000	$3.96	0d	1	0.99mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	4d	1	1.03mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	11d	1	1.03mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	5d	1	1.03mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	0d	1	1.07mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	0d	11	1.07mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	8d	9	1.07mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	1.08mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	0d	1	1.08mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	3d	1	1.12mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	0d	1	1.12mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	1.15mi
340 Wells Ave El Cajon, CA	2.0	2.0	1000	$2,775	$2.77	0d	2	1.16mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	21d	1	1.19mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,112	$2.37	0d	1	1.20mi
1072 E Madison Ave El Cajon, CA	2.0	1.0	770	$1,995	$2.59	0d	1	1.22mi
437 E Park Ave El Cajon, CA	1.0–2.0	1.0	647	$2,183	$3.37	0d	6	1.24mi
8729 Graves Ave Santee, CA	2.0	1.0	865	$2,368	$2.74	0d	7	1.28mi

Listing history 23 events

1. 2026-06-21
   days on market $219,000 Active 127 DOM
2. 2026-06-18
   days on market $219,000 Active 124 DOM
3. 2026-06-17
   days on market $219,000 Active 123 DOM
4. 2026-06-16
   days on market $219,000 Active 122 DOM
5. 2026-06-15
   days on market $219,000 Active 121 DOM
6. 2026-06-13
   days on market $219,000 Active 119 DOM
7. 2026-06-13
   days on market $219,000 Active 118 DOM
8. 2026-06-09
   days on market $219,000 Active 115 DOM
9. 2026-06-08
   days on market $219,000 Active 114 DOM
10. 2026-06-07
    days on market $219,000 Active 113 DOM
11. 2026-06-04
    days on market $219,000 Active 110 DOM
12. 2026-06-03
    days on market $219,000 Active 109 DOM
13. 2026-06-02
    days on market $219,000 Active 108 DOM
14. 2026-06-01
    days on market $219,000 Active 107 DOM
15. 2026-05-31
    days on market $219,000 Active 106 DOM
16. 2026-02-05
    listed $219,000 Active
17. 2025-01-01
    historical
18. 2024-12-02
    status Active
19. 2024-11-01
    historical
20. 2024-09-24
    price $185,000
21. 2024-09-06
    price $195,000
22. 2024-06-28
    status Active
23. 2024-06-11
    listed $200,000 Active

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$850/yr (+$71/mo · 104.5%)

ⓘ 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 5/10 Major 5 d/yr ≥99°F today · 14 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: $30,209
• − Mortgage interest: −$12,267
• − Property taxes: −$814
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$6,371
• Taxable income: $4,828
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $7,016/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

+9.5% since first listed

8 events — show timeline

• 2026-02-05 Listed $219,000 CRMLS
• 2025-01-01 Listing Removed — CRMLS
• 2024-12-02 Relisted — CRMLS
• 2024-11-01 Listing Removed — CRMLS
• 2024-09-24 Price Changed $185,000 CRMLS
• 2024-09-06 Price Changed $195,000 CRMLS
• 2024-06-28 Relisted — CRMLS
• 2024-06-11 Listed $200,000 CRMLS

Property tax history

+3.2%/yr

Latest (2013): $814 · +5.6% YoY. Source: county tax records.