2280 E Valley Pkwy #75 · Escondido, CA 92027

$256,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 69 Days on market

Built 1970 Est $253k · at est.

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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 +23.0/30.0
• DSCR +7.4/10.0
• ARV discount +7.0/15.0
• 1% rule +6.0/10.0
• 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

Experience luxurious living in this stunning mobile home with a spacious patio, which is perfect for entertaining. The 23x24 great room seamlessly blends formal dining and kitchen areas. Top-of-the-line amenities include a dual-mount stainless steel sink, new range, microwave oven, dishwasher, LG washer, LG dryer, main, Refrigerator, bathroom upgrade, air exchange system in the main bedroom, and granite kitchen counter top. Don’t miss this beautifully upgraded home in a serene senior community.

Key facts

• Microwave oven
• Dishwasher
• New range

Tags

• SPACIOUS PATIO
• GREAT ROOM
• NEW RANGE
• MICROWAVE OVEN
• DISHWASHER
• LG WASHER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $256k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).
• Recommended offer: $241k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 22 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 36% 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 69 days — a 6% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $210k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $240,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.6

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
2280 E Valley Pkwy #4	0.00mi	2/2.0	1,362 (-5%)	2mo	$259,999	$191	89
2280 E Valley Pkwy #79	0.00mi	2/2.0	1,368 (-5%)	4mo	$160,000	$117	89
2300 E Valley Pkwy #237	0.17mi	2/2.0	1,440 (0%)	6mo	$150,000	$104	87
2300 E Valley #84	0.17mi	2/2.0	1,440 (0%)	6mo	$179,000	$124	87
2280 E Valley Pkwy #74	0.00mi	3/2.0 (+1)	1,593 (+11%)	3mo	$279,500	$175	75
2300 E Valley Pkwy Spc 125 Pkwy	0.14mi	3/2.0 (+1)	1,535 (+7%)	8mo	$270,000	$176	71
211 N Citrus Ave #270	0.40mi	2/2.0	1,344 (-7%)	0mo	$147,000	$109	70
2300 E Valley Pkwy #111	0.17mi	3/2.0 (+1)	1,356 (-6%)	9mo	$245,000	$181	70
2300 E Valley Pkwy #145	0.17mi	3/2.0 (+1)	1,564 (+9%)	9mo	$260,000	$166	65
2550 E Valley Pkwy #77	0.43mi	3/2.0 (+1)	1,344 (-7%)	0mo	$370,000	$275	63
2700 E Valley Pkwy #272	0.64mi	3/2.0 (+1)	1,344 (-7%)	3mo	$280,000	$208	51
2700 E Valley Pkwy #298	0.74mi	3/2.0 (+1)	1,404 (-2%)	8mo	$362,000	$258	49

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-13,808
• Equity at exit: $38,170

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $19,818
• Equity at exit: $22,134

Cash invested: $71,680 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,817 high
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,840/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $456

Break-even live

Break-even rent $2,239

Max offer price $256,000

Occupancy floor 79%

Sensitivity live

Price	-10% $633	-5% $544	+0% $456	+5% $368	+10% $279
Rent	-10% $233	-5% $345	+0% $456	+5% $567	+10% $679
Rate	-1.0pp $585	-0.5pp $521	base $456	+0.5pp $390	+1.0pp $322

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	2d	1	0.36mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	4d	1	0.47mi
2100 E Grand Ave Escondido, CA	1.0–2.0	1.0	832	$2,500	$3.00	2d	3	0.47mi
151 Gayland St Escondido, CA	1.0–2.0	1.0	780	$2,393	$3.07	2d	9	0.54mi
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$2,958	$2.82	2d	4	0.55mi
2536 White Oak Pl #2 Escondido, CA	3.0	2.0	1039	$3,500	$3.37	2d	1	0.55mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	2d	1	0.61mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,450	$2.73	10d	2	0.64mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,550	$2.84	15d	1	0.64mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	24d	1	0.69mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,298	$2.44	2d	2	0.70mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,398	$2.55	10d	2	0.70mi
1501 E Grand Ave Escondido, CA	2.0	1.0–2.0	718	$2,418	$3.37	2d	19	1.02mi
1695 Kenora Dr Escondido, CA	3.0	2.0	1610	$4,275	$2.66	2d	1	1.10mi
1316 E Grand Ave Apt 104 Escondido, CA	2.0	2.0	965	$2,695	$2.79	2d	1	1.14mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	2d	13	1.14mi
1333 E Grand Ave Escondido, CA	1.0	1.0	818	$2,100	$2.57	11d	17	1.14mi
1315 E Grand Ave Escondido, CA	2.0	2.0	1120	$2,400	$2.14	2d	1	1.18mi
1924 Sheridan Ave Escondido, CA	2.0	2.0	1228	$2,695	$2.19	2d	1	1.38mi
1020 E Washington Ave Escondido, CA	1.0	1.0	1178	$1,900	$1.61	2d	1	1.39mi
950 E Washington Ave Escondido, CA	2.0	1.0	1200	$2,750	$2.29	2d	1	1.42mi
505 San Pasqual Valley Rd Escondido, CA	1.0–2.0	1.0–2.5	904	$2,950	$3.26	2d	1	1.48mi

Listing history 7 events

1. 2025-06-26
   status Pending
2. 2025-06-05
   status Pending
3. 2025-03-27
   listed $256,000 Active
4. 2024-07-01
   soldstatus $210,000 Sold 505-char remark

   Show marketing remark (505 chars)

   Experience luxurious living in this stunning mobile home with a spacious patio, which is perfect for entertaining. The 23x24 great room seamlessly blends formal dining and kitchen areas. Top-of-the-line amenities include a dual-mount stainless steel sink, new range, microwave oven, dishwasher, LG washer, LG dryer, main, Refrigerator, bathroom upgrade, air exchange system in the main bedroom, and granite kitchen counter top. Don’t miss this beautifully upgraded home in a serene senior community.

5. 2024-05-30
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Experience luxurious living in this stunning mobile home with a spacious patio, which is perfect for entertaining. The 23x24 great room seamlessly blends formal dining and kitchen areas. Top-of-the-line amenities include a dual-mount stainless steel sink, new range, microwave oven, dishwasher, LG washer, LG dryer, main, Refrigerator, bathroom upgrade, air exchange system in the main bedroom, and granite kitchen counter top. Don’t miss this beautifully upgraded home in a serene senior community.

6. 2024-05-17
   listed $229,900 Active 505-char remark

   Show marketing remark (505 chars)

   Experience luxurious living in this stunning mobile home with a spacious patio, which is perfect for entertaining. The 23x24 great room seamlessly blends formal dining and kitchen areas. Top-of-the-line amenities include a dual-mount stainless steel sink, new range, microwave oven, dishwasher, LG washer, LG dryer, main, Refrigerator, bathroom upgrade, air exchange system in the main bedroom, and granite kitchen counter top. Don’t miss this beautifully upgraded home in a serene senior community.

7. 1993-05-28
   soldstatus $32,500

ⓘ 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: $33,800
• − Mortgage interest: −$14,340
• − Property taxes: −$3,840
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − Depreciation: −$7,447
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $5,116/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

+687.7% since first listed

7 events — show timeline

• 2025-06-26 Pending — SDMLS
• 2025-06-05 Pending — SDMLS
• 2025-03-27 Listed $256,000 SDMLS
• 2024-07-01 Sold (MLS) $210,000 SDMLS
• 2024-05-30 Pending — SDMLS
• 2024-05-17 Listed $229,900 SDMLS
• 1993-05-28 Sold (Public Records) $32,500 Public Records

Property tax history

+1.8%/yr

Latest (2013): $432 · +1.6% YoY. Source: county tax records.