1010 E Bobier Dr #151 · Vista, CA 92084

$145,000

2 bd · 1.5 ba · 1,296 sqft · Manufactured · 47 Days on market

Built 1965 Good condition 2,400 sqft lot $112/sqft · 41% below area Est $245k · 41% under ↓ 3% since listing

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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
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL QUICKLY- MOVE IN READY -JUST LEVELED Updated 2BR x 1.5 BaR. Interior freshly painted light neutral. New carpeting in living room dining room and bedrooms. the kitchen has granite tile countertops with oak cabinets and pantry. Newer appliances, stove, refrierator, sink and garbage disposal. Laminate floors in kichen and hallway and bonus room. Bath tub removed and new walk in shower installed. Walk in closet in primary bedroom. Newer central air for your comfort. Newer washer and dryer located conveniently in the front shed allowing for more interior space. The carport has been widened for easy enter or exit. It has a large back yard that is completly covered with artificial t

Key facts

• Oak cabinets
• Walk in closet
• Walk in shower

Tags

• GRANITE TILE COUNTERTOPS
• OAK CABINETS
• WALK IN SHOWER
• WALK IN CLOSET
• NEWER CENTRAL AIR
• NEWER WASHER AND DRYER

Property features AI

Finance

• Other: Lot size estimated; Living area per public records
• Financial info: Monthly land lease of $1,056
• HOA & community: Senior community; Manager approval required; Pets allowed; Gutters in community

Exterior

• Utilities: Public sewer
• Home design: Single-story mobile home (Model: HILLCREST); Mobile home remains on site; Three sheds on property; Park: VISTA ROYALE LODGE
• Construction: Mobile home, approximately 24 ft by 54 ft
• Exterior features: Community pool; Landscaped yard with lawn

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; Left-side entry; Bonus room
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 17.5% vs local median 2.4% in Vista — 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 60/100 on livability (#584 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-; Watch: amenities F, cost of living F, health & safety F.
• Vista Unified (suburban): math 32% / reading 59% proficiency, ranked #175 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Casita Center For Science/Math/Technology (683 students, 40% FRL); Vista Magnet Middle School of Technology Science And Math (819 students, 66% FRL); Vista High (math 18% / reading 47%, grade F, #669 of 1,170 statewide, top 57%, 2,030 students, 72% FRL).
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-13 pts) — the specific schools serving this property underperform the Vista Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 ($99k/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 + 1.6% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/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 47 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 1965 — 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 F-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. 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: 2.06% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.16%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $245,000
• List price: $145,000
• Delta: -40.82%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 East Bobier Dr #51	0.14mi	2/2.0	1,248 (-4%)	3mo	$130,000	$104	83
1010 E Bobier #89	0.14mi	2/2.0	1,272 (-2%)	7mo	$210,000	$165	83
1501 Anza Ave #79	0.19mi	3/2.0 (+1)	1,248 (-4%)	1mo	$357,900	$287	77
1501 Anza Ave #3	0.19mi	2/2.0	1,344 (+4%)	7mo	$275,000	$205	77
1600 E Vista Way #81	0.22mi	2/2.0	1,200 (-7%)	2mo	$330,000	$275	74
1010 E Bobier Dr #118	0.08mi	2/2.0	1,120 (-14%)	2mo	$95,000	$85	70
1501 Anza Ave Spc 54	0.19mi	2/2.0	1,440 (+11%)	0mo	$290,000	$201	70
1010 E Bobier Dr #81	0.14mi	2/2.0	1,152 (-11%)	4mo	$165,000	$143	70
1506 Oak Dr #4	0.26mi	2/2.0	1,440 (+11%)	2mo	$245,000	$170	65
1506 Oak #67	0.26mi	3/2.0 (+1)	1,369 (+6%)	9mo	$349,500	$255	64
1501 Anza Ave #70	0.19mi	2/2.0	1,440 (+11%)	9mo	$290,000	$201	63
1506 Oak Dr #93	0.26mi	2/2.0	1,123 (-13%)	2mo	$245,000	$218	62

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.45×
• Total profit: $58,905
• Equity at exit: $21,620

10-year hold

• IRR: 41.0%
• Equity multiple: 4.60×
• Total profit: $146,231
• 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 92084

• Rents YoY: 1.6%
• Active inventory: 133
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $1,359

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,459	-5% $1,409	+0% $1,359	+5% $1,309	+10% $1,259
Rent	-10% $1,123	-5% $1,241	+0% $1,359	+5% $1,477	+10% $1,595
Rate	-1.0pp $1,432	-0.5pp $1,396	base $1,359	+0.5pp $1,321	+1.0pp $1,283

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Anza Ave Vista, CA	2.0	2.0	1345	$2,999	$2.23	7d	1	0.19mi
1370 Calle Jules Apt 202 Vista, CA	2.0	2.0	1080	$2,600	$2.41	45d	1	0.22mi
1370 Calle Jules Vista, CA	1.0–2.0	1.0–2.0	935	$2,500	$2.67	18d	3	0.22mi
1370 Calle Jules Unit 215 Vista, CA	2.0	2.0	1060	$2,500	$2.36	45d	1	0.23mi
1701 Calle Jules Unit 1707 Vista, CA	3.0	2.0	1595	$3,500	$2.19	45d	1	0.23mi
1194 Madera Ln Vista, CA	2.0	1.5	1044	$2,850	$2.73	45d	1	0.23mi
1164 Madera Ln Vista, CA	2.0	1.5	974	$2,850	$2.93	45d	1	0.24mi
950 Arcadia Ave Vista, CA	2.0	1.0	825	$2,495	$3.02	1d	2	0.28mi
1304 Palomar Pl Unit 1 Vista, CA	3.0	2.0	1396	$3,695	$2.65	0d	1	0.40mi
1234 Calle Jules Apt 2 Vista, CA	3.0	1.0	900	$2,500	$2.78	45d	1	0.40mi
1575 Oak Dr Vista, CA	1.0–2.0	1.0	800	$2,435	$3.04	1d	6	0.42mi
1107 Delpy View Pt Vista, CA	3.0	2.0	1472	$3,718	$2.53	45d	1	0.43mi
1109 Delpy View Pt Vista, CA	3.0	2.5	1472	$3,500	$2.38	16d	1	0.43mi
810 Daybreak Pl Vista, CA	3.0	2.5	1458	$3,995	$2.74	14d	1	0.46mi
1349 Isabella Way Vista, CA	3.0	2.5	1356	$3,895	$2.87	7d	1	0.49mi
1349 Isabella Way Vista, CA	3.0	2.5	1356	$3,895	$2.87	1d	1	0.49mi
1351 Isabella Way Vista, CA	2.0	2.0	1274	$2,950	$2.32	18d	1	0.50mi
1134 Anza Ave Vista, CA	3.0	2.0	1300	$4,000	$3.08	45d	1	0.58mi
2073 White Alder Ln Vista, CA	1.0	1.0	1857	$2,000	$1.08	20d	1	0.66mi
1520 Independence Way Unit 3 Vista, CA	2.0	2.0	1130	$3,400	$3.01	13d	1	0.71mi
1130 Meadow Lake Dr Unit 06 Vista, CA	2.0	1.0	1000	$2,695	$2.69	45d	1	0.76mi
1060 Meadow Lake Dr Vista, CA	2.0	1.0	963	$2,495	$2.59	46d	1	0.77mi
1025 Meadow Lake Dr Apt 12A Vista, CA	1.0	1.0	960	$2,195	$2.29	45d	1	0.78mi
1025 Meadow Lake Dr Apt 20 Vista, CA	1.0	1.0	960	$2,195	$2.29	13d	1	0.78mi
1509 Goodwin Dr Vista, CA	3.0	2.0	1200	$3,500	$2.92	45d	1	0.83mi
510 Townsite Dr Vista, CA	1.0–2.0	1.0–1.5	775	$2,195	$2.83	1d	2	0.86mi
1060 Vale Terrace Dr Vista, CA	1.0–2.0	1.0–2.0	866	$2,425	$2.80	7d	1	0.88mi
1122 Geronimo Pl Vista, CA	3.0–4.0	2.5–3.0	1354	$3,579	$2.64	0d	1	0.92mi
1333 N Santa Fe Ave Vista, CA	2.0	1.0–2.0	886	$3,456	$3.90	1d	11	0.93mi
801 Hillside Ter Vista, CA	2.0	2.0	1150	$2,550	$2.22	26d	1	0.96mi
1280 N Citrus Ave Vista, CA	1.0–2.0	1.0–2.0	979	$2,705	$2.76	1d	4	0.97mi
1559 N Santa Fe Ave Vista, CA	1.0–2.0	1.0–2.0	827	$3,195	$3.86	26d	10	1.01mi
1559 N Santa Fe Ave Vista, CA	2.0	1.0–2.0	699	$3,145	$4.50	21d	4	1.01mi
740 Paseo Buena Vis Vista, CA	1.0–3.0	1.0–2.0	1038	$3,337	$3.21	0d	7	1.03mi
1024 Bonnie Brae Pl Vista, CA	3.0	2.0	1684	$3,800	$2.26	26d	1	1.13mi
318 Hillside Ct Vista, CA	2.0	1.5	925	$2,595	$2.81	4d	1	1.14mi
123 Taylor St Vista, CA	2.0	2.0	947	$2,700	$2.85	7d	2	1.15mi
291 Weston Cir Apt 4 Vista, CA	2.0	2.0	890	$2,650	$2.98	1d	1	1.17mi
311 Weston Cir Vista, CA	2.0	1.5–2.0	890	$2,645	$2.97	26d	5	1.22mi
271 Weston Cir Apt 21 Vista, CA	2.0	2.0	890	$2,695	$3.03	26d	1	1.24mi

Listing history 16 events

1. 2026-06-21
   days on market $145,000 Active 47 DOM
2. 2026-06-18
   days on market $145,000 Active 44 DOM
3. 2026-06-17
   pricedays on market $145,000 Active 43 DOM
4. 2026-06-16
   days on market $149,900 Active 42 DOM
5. 2026-06-15
   days on market $149,900 Active 41 DOM
6. 2026-06-13
   days on market $149,900 Active 39 DOM
7. 2026-06-13
   days on market $149,900 Active 38 DOM
8. 2026-06-09
   days on market $149,900 Active 35 DOM
9. 2026-06-08
   days on market $149,900 Active 34 DOM
10. 2026-06-07
    days on market $149,900 Active 33 DOM
11. 2026-06-04
    days on market $149,900 Active 30 DOM
12. 2026-06-03
    days on market $149,900 Active 29 DOM
13. 2026-06-02
    days on market $149,900 Active 28 DOM
14. 2026-06-01
    days on market $149,900 Active 27 DOM
15. 2026-05-31
    days on market $149,900 Active 26 DOM
16. 2026-01-06
    listed $149,900 Active 940-char remark

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 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: $35,860
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − Depreciation: −$4,218
• Taxable income: $14,882
• Est. tax owed @ 24.0%: −$3,572
• After-tax cash flow: $12,733/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.

Condition & rehab AI · 27 photos

Good 75/100 Cosmetic rehab

This manufactured home is move-in ready with good condition and recent updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both painting the exterior — enhances curb appeal and value
• Both upgrading the flooring in the kitchen — improves functionality and aesthetics
• Both installing new windows — increases natural light and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both painting the exterior — enhances curb appeal and value ↑
• Both upgrading the flooring in the kitchen — improves functionality and aesthetics ↑
• Both installing new windows — increases natural light and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vista Unified
• NCES district ID: 0641190
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 59% ▲ 9.00%
• Median HH income: $60,067
• Composite: 39.91/100
• National rank: #3850
• State rank: #175 of 517 in CA

Livability — Vista

• Score: 60/100
• State rank: #584
• US rank: #18990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 49,727
• Household income: $98,577
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1904.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% White 38% Two or more races 26% Asian 4% Black 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 34% Tagalog/Filipino 1% Other Indo-European 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: ▼ -649.36%
• Current HPI: 366.7772
• Rent YoY: ▲ 1.59%
• 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

-3.3% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $145,000 CRMLS
• 2026-01-06 Listed $149,900 CRMLS