8545 Mission Gorge Rd #359 · Santee, CA 92071

$339,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 21 Days on market

Built 2026 Good condition Est $256k · 33% 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

LAST New Home at this price. Packed with value and a must see! Call today and learn about this amazing deal. Own your own home in a quiet, well-maintained neighborhood! Flexible financing options--you could pay less to own your own home than you are to rent an apartment! Call us today to schedule a showing and see all the benefits of living at Mission Gorge Villa, a professionally managed community. This BRAND new home won't last long! Call us today to view your piece of paradise!

Key facts

• Built 2026
• Listed 21 days

Property features AI

Finance

• Financial info: List price $339,900

Exterior

• Home design: Condo / Apartment unit at 8545 Mission Gorge Rd #359, Santee, CA; Spec inventory, active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,568

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $335k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.6% in Santee — 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 (#361 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: health & safety C-, amenities D, cost of living F.
• Santee (suburban): math 46% / reading 54% proficiency, ranked #130 of 517 in CA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 197 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 39% of the median local income ($114k/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 21 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,801 (1.5% 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. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $255,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 Mission Gorge Rd #32	0.42mi	3/2.0	1,556 (-1%)	2mo	$199,000	$128	78
8301 Mission Gorge Rd #233	0.36mi	3/2.0	1,440 (-8%)	1mo	$299,900	$208	69
8301 Mission Gorge Rd #208	0.34mi	3/2.0	1,440 (-8%)	3mo	$280,000	$194	68
8301 Mission Gorge Rd #331	0.34mi	3/2.0	1,440 (-8%)	3mo	$299,000	$208	68
8301 Mission Gorge Rd #253	0.42mi	3/2.0	1,440 (-8%)	2mo	$235,000	$163	65
8301 Mission Gorge Rd #325	0.36mi	2/2.0 (-1)	1,440 (-8%)	3mo	$175,000	$122	62
8301 Mission Gorge Rd #274	0.42mi	3/2.0	1,392 (-11%)	0mo	$310,000	$223	62
8301 Mission Gorge Rd #131	0.42mi	2/2.0 (-1)	1,440 (-8%)	1mo	$160,000	$111	61
8301 Mission Gorge Rd #248	0.42mi	3/2.0	1,420 (-9%)	5mo	$141,200	$99	61
8301 Mission Gorge Rd #124	0.36mi	2/2.0 (-1)	1,368 (-13%)	0mo	$100,000	$73	57
8301 Mission Gorge Rd #286	0.42mi	2/2.0 (-1)	1,368 (-13%)	4mo	$189,000	$138	51
8301 Mission Gorge Rd #172	0.41mi	2/2.0 (-1)	1,344 (-14%)	3mo	$220,000	$164	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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-25,474
• Equity at exit: $50,680

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-4,710
• Equity at exit: $29,388

Cash invested: $95,172 (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 92071

• Rents YoY: 0.8%
• Active inventory: 197
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,717 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $588

Break-even live

Break-even rent $2,973

Max offer price $339,900

Occupancy floor 79%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8745 Redwood Dr Santee, CA	2.0–3.0	1.5–2.5	1264	$3,100	$2.45	1d	1	0.69mi
8714 Aruba Ln Santee, CA	3.0	3.0	1864	$4,300	$2.31	10d	1	0.69mi
177 Via Montisi Santee, CA	2.0	2.5	1239	$3,450	$2.78	1d	1	0.86mi
69 Via Sovana Santee, CA	3.0	3.0	1342	$3,600	$2.68	1d	1	0.86mi
8434 Kreiner Way Santee, CA	3.0	2.0	1305	$4,213	$3.23	21d	1	0.93mi
8621 Willow Ter Santee, CA	3.0	2.0	1457	$3,600	$2.47	3d	1	1.17mi
2388 Windmill View Rd El Cajon, CA	4.0	3.0	1962	$5,250	$2.68	21d	1	1.25mi
9409 Lake Murray Blvd San Diego, CA	2.0	2.5	1290	$3,300	$2.56	17d	1	1.30mi
8617 Bushy Hill Dr Santee, CA	2.0–3.0	2.0–3.0	1299	$2,900	$2.23	1d	1	1.37mi

Listing history 14 events

1. 2026-06-18
   days on market $339,900 Active 21 DOM
2. 2026-06-17
   days on market $339,900 Active 20 DOM
3. 2026-06-16
   days on market $339,900 Active 19 DOM
4. 2026-06-15
   days on market $339,900 Active 18 DOM
5. 2026-06-13
   days on market $339,900 Active 16 DOM
6. 2026-06-13
   days on market $339,900 Active 15 DOM
7. 2026-06-09
   days on market $339,900 Active 12 DOM
8. 2026-06-08
   days on market $339,900 Active 11 DOM
9. 2026-06-07
   days on market $339,900 Active 10 DOM
10. 2026-06-04
    days on market $339,900 Active 7 DOM
11. 2026-06-03
    days on market $339,900 Active 6 DOM
12. 2026-06-02
    days on market $339,900 Active 5 DOM
13. 2026-06-01
    days on market $339,900 Active 4 DOM
14. 2026-05-31
    days on market $339,900 Active 3 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 4 d/yr ≥98°F today · 12 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: $44,605
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,568
• − Management: −$3,568
• − Depreciation: −$9,888
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $6,632/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and modern manufactured home is move-in ready with a good condition score and minimal repairs needed. Upgrades in paint, landscaping, and appliances can further enhance its value for resale or rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Upgrading the flooring in the bathrooms — Modern flooring can improve the look of the bathrooms and attract more buyers.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the flooring in the bathrooms — Modern flooring can improve the look of the bathrooms and attract more buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ 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: Santee
• NCES district ID: 0635880
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $73,452
• Composite: 45.0/100
• National rank: #2698
• State rank: #130 of 517 in CA

Livability — Santee

• Score: 65/100
• State rank: #361
• US rank: #12272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, CA
• County: San Diego County · 3,178,799 people
• City population: 59,590
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 59,590
• Household income: $113,618
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1719.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 16% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% Arabic 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: ▼ -607.00%
• Current HPI: 393.1781
• Rent YoY: ▲ 0.85%
• 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