1425 Second Ave #105 · Chula Vista, CA 91911

$195,000

3 bd · 2.0 ba · 712 sqft · Manufactured · 135 Days on market

Built 1966 24 ac lot Est $132k · 48% over ↓ 20% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Manufacture home fully refurbished in 2021. Desirable gated 55+ community in the heart of Chula Vista. This 3-bedroom, 2 bath home. The home has an updated kitchen with modern cabinets, new laminated wood flooring throughout, updated bathrooms with new vanity and a laundry room for added convenience. It has a small private backyard with two storage sheds, and two parking spaces. The community allows one pet; dogs must be small breed. Residents enjoy access to a pool, clubhouse, recreation room. Conveniently located near shopping, dining, and major transportation routes, this home offers both comfort and accessibility. Space rent: $1240.00 per month plus utilities. Off-Street Parking availab

Key facts

• Gated community
• Modern cabinets
• Private backyard

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• MODERN CABINETS
• LAMINATED WOOD FLOORING
• UPDATED BATHROOMS
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Lot size and dimensions listed from public records/estimated
• Financial info: Buyer to verify assessments
• HOA & community: Senior community; Land lease in place (monthly land lease: $1,240); Manager approval required

Exterior

• Parking: 2 total parking spaces; 2 carport spaces; Located in Palace Garden Mobile Home Park
• Utilities: Public sewer
• Home design: Single-story; Mobile home remains (mobile dimensions: 14' x 53')
• Construction: Mobile construction (mobile width 14', length 53')
• Exterior features: Yard; Community pool; Curbs and sidewalks; Two sheds on the property

Interior

• Bedrooms: Living room (listed as a room type)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling (details: see remarks)
• Interior features: Front entry; One-level home
• Laundry & utility: Washer/dryer hookups for gas and electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.7% in Chula 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 75/100 on livability (#127 in CA, #4,345 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Castle Park Senior High (math 30% / reading 56%, grade F, #460 of 1,170 statewide, top 40%, 1,433 students, 81% FRL) — zoned schools average 81% FRL vs 53% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 159 active listings in the ZIP; 16 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 41% of the median local income ($82k/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 $6k 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 + 0.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $131,720
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Second Ave #329	0.05mi	2/1.5 (-1)	720 (+1%)	14mo	$125,000	$174	77
1425 2nd Ave #219	0.05mi	2/1.0 (-1)	770 (+8%)	12mo	$142,000	$184	65
121 Orange Ave Spc 67	0.29mi	2/1.0 (-1)	720 (+1%)	14mo	$99,000	$138	64
1425 2nd Ave #79	0.05mi	2/1.0 (-1)	780 (+10%)	18mo	$155,000	$199	58
1500 Third Avenue #44	0.48mi	2/1.0 (-1)	728 (+2%)	12mo	$152,000	$209	54
1500 Third Ave #13	0.54mi	2/1.0 (-1)	720 (+1%)	16mo	$141,100	$196	51
368 Anita St #4	0.54mi	2/1.5 (-1)	672 (-6%)	14mo	$132,930	$198	47
121 Orange Ave Spc 48	0.36mi	2/1.0 (-1)	800 (+12%)	10mo	$95,000	$119	45
444 Anita St Spc 9	0.71mi	2/1.0 (-1)	650 (-9%)	10mo	$120,000	$185	35
444 Anita St Spc 64	0.71mi	2/1.0 (-1)	800 (+12%)	17mo	$133,000	$166	23

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $14,753
• Equity at exit: $29,075

10-year hold

• IRR: 13.7%
• Equity multiple: 1.94×
• Total profit: $51,589
• Equity at exit: $16,860

Cash invested: $54,600 (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 91911

• Rents YoY: -2.6%
• Active inventory: 159
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $855

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 64%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Quintard St Chula Vista, CA	1.0–2.0	1.0	662	$2,400	$3.62	1d	4	0.19mi
307 Orange Ave Chula Vista, CA	1.0–2.0	1.0–2.0	662	$2,225	$3.36	1d	2	0.42mi
1487 Hilltop Dr Chula Vista, CA	2.0	2.0	680	$2,399	$3.53	1d	1	0.49mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,840	$4.66	1d	9	0.65mi
3865 Main St Chula Vista, CA	2.0	2.0	741	$2,950	$3.98	14d	1	0.82mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	1d	9	0.84mi
128 E Orlando St Chula Vista, CA	2.0	1.0	750	$2,300	$3.07	1d	1	0.90mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	1d	1	1.03mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	1d	1	1.10mi
1649 Marl Ave Unit 1 Chula Vista, CA	2.0	1.0	750	$2,500	$3.33	1d	1	1.12mi
1649 Marl Ave Unit 2 Chula Vista, CA	2.0	2.0	750	$2,750	$3.67	1d	1	1.12mi
555 Oxford St Chula Vista, CA	1.0–2.0	1.0	579	$2,362	$4.08	1d	1	1.13mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,701	$3.23	1d	12	1.15mi
368 Palm Ave Chula Vista, CA	2.0	1.0	600	$2,600	$4.33	1d	1	1.15mi
248 E Olympia St Chula Vista, CA	2.0	1.0	650	$2,650	$4.08	1d	1	1.17mi
3727 Byrd St San Diego, CA	2.0	1.0	600	$2,400	$4.00	1d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $195,000 Active 135 DOM
2. 2026-06-17
   days on market $195,000 Active 134 DOM
3. 2026-06-16
   days on market $195,000 Active 133 DOM
4. 2026-06-15
   days on market $195,000 Active 132 DOM
5. 2026-06-13
   days on market $195,000 Active 130 DOM
6. 2026-06-13
   days on market $195,000 Active 129 DOM
7. 2026-06-09
   days on market $195,000 Active 126 DOM
8. 2026-06-08
   days on market $195,000 Active 125 DOM
9. 2026-06-07
   days on market $195,000 Active 124 DOM
10. 2026-06-04
    days on market $195,000 Active 121 DOM
11. 2026-06-03
    days on market $195,000 Active 120 DOM
12. 2026-06-02
    days on market $195,000 Active 119 DOM
13. 2026-06-01
    days on market $195,000 Active 118 DOM
14. 2026-05-31
    days on market $195,000 Active 117 DOM
15. 2026-04-13
    price $200,000
16. 2026-03-17
    price $235,000
17. 2026-02-09
    price $240,000
18. 2026-02-02
    listed $250,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,464
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$5,673
• Taxable income: $7,614
• Est. tax owed @ 24.0%: −$1,827
• After-tax cash flow: $8,438/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — Chula Vista

• Score: 75/100
• State rank: #127
• US rank: #4345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chula Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 255,708
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 85,542
• Household income: $82,350
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 3751.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 34% White 12% Asian 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, Dominican Republic
• Languages at home: 35% English-only · Spanish 59% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -669.25%
• Current HPI: 413.8287
• Rent YoY: ▼ -2.56%
• 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

-20.0% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $200,000 CRMLS
• 2026-03-17 Price Changed $235,000 CRMLS
• 2026-02-09 Price Changed $240,000 CRMLS
• 2026-02-02 Listed $250,000 CRMLS