250 La Cresta Heights Rd Spc 12 · Crest, CA 92021

$335,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 22 Days on market

Built 2020 10 ac lot

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Why this score? — see what drove the D- 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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL MOUNTAIN VIEWS!! . .. and peaceful mountain living await you in this well-cared-for 2020 manufactured home in the desirable community of Sky Lodge in Crest. It sits on a corner lot above the neighboring homes—the best lot in the park. Enjoy privacy and open skies in this true getaway while remaining close to everyday conveniences. This spacious 3-bedroom, 2-bath home features a bright, open layout, modern kitchen with stone countertops, a dedicated laundry room, newer HVAC, and modern finishes throughout. Step outside to the elevated outdoor living area—perfect for grilling, entertaining, or relaxing while taking in the scenic surroundings. This newer home is truly mov

Key facts

• Corner lot
• Mountain views
• 10.5 acre lot

Tags

• MOUNTAIN VIEWS
• CORNER LOT
• ELEVATED OUTDOOR LIVING AREA
• TWO-CAR TANDEM CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $0 ($1/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (25.5% below list).
• Recommended offer: $250k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#954 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute 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); 238 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 40% 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 $10k 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 22 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 5 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,581 (25.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.75% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-61,767
• Equity at exit: $49,950

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-82,750
• Equity at exit: $28,965

Cash invested: $93,800 (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: 238
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $0

Break-even live

Break-even rent $2,496

Max offer price $335,000

Occupancy floor 95%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Lento Ln El Cajon, CA	3.0	1.5	1176	$3,100	$2.64	1d	1	0.86mi

Listing history 13 events

1. 2026-03-28
   status Pending
2. 2026-03-06
   historical
3. 2026-03-06
   listed $335,000 Active
4. 2026-03-06
   listed $335,000 Active
5. 2026-03-05
   status Active
6. 2026-02-28
   historical
7. 2026-02-28
   status Pending
8. 2026-02-26
   status Pending
9. 2026-02-25
   historical
10. 2026-01-15
    listed $330,000 Active
11. 2024-04-03
    soldstatus $310,000 Closed Sale
12. 2024-03-04
    status Pending Sale
13. 2024-02-16
    listed $299,000 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: $903 · $75/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$1,643/yr (+$137/mo · 181.9%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 2 d/yr ≥99°F today · 5 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: $29,950
• − Mortgage interest: −$18,765
• − Property taxes: −$903
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$9,745
• Taxable loss: −$5,931
• Est. tax savings @ 24.0%: +$1,423
• After-tax cash flow: $1,424/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 — Crest

• Score: 53/100
• State rank: #954
• US rank: #24448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crest, 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

+12.0% since first listed

13 events — show timeline

• 2026-03-28 Pending — SDMLS
• 2026-03-06 Listed $335,000 SDMLS
• 2026-03-06 Listed $335,000 SDMLS
• 2026-03-06 Listing Removed — SDMLS
• 2026-03-05 Relisted — SDMLS
• 2026-02-28 Listing Removed — SDMLS
• 2026-02-28 Pending — SDMLS
• 2026-02-26 Pending — SDMLS
• 2026-02-25 Listing Removed — SDMLS
• 2026-01-15 Listed $330,000 SDMLS
• 2024-04-03 Sold (MLS) $310,000 CRMLS
• 2024-03-04 Pending — CRMLS
• 2024-02-16 Listed $299,000 CRMLS

Property tax history

+3.1%/yr

Latest (2013): $903 · +5.4% YoY. Source: county tax records.