410 S 1St St Spc 62 · El Cajon, CA 92019

$40,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 79 Days on market

Built 1960 Fair condition 14 ac lot ↓ 7% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Senior 55+ Community with amenities and activities!! 2-bedroom, 2-full-bath home features indoor laundry and a spacious addition that includes an enclosed front patio room, den, second bedroom, and a primary bath with closet and laundry. Newer dual-pane windows bring in abundant natural light. A must see!

Key facts

• Dual-pane windows
• Indoor laundry
• Spacious addition

Tags

• INDOOR LAUNDRY
• SPACIOUS ADDITION
• ENCLOSED FRONT PATIO ROOM
• DUAL-PANE WINDOWS
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Lot size source: public records
• Financial info: Land lease of $796 per month
• HOA & community: Senior community; Park requires manager approval

Exterior

• Parking: Located in El Cajon Valley Mobile Home Park
• Utilities: Utilities details not provided
• Home design: Single-story mobile home; Mobile home remains on lot; Mobile home dimensions approximately 10 ft by 55 ft
• Construction: Construction details not provided
• Exterior features: Community pool; Located in a suburban community; 11–15 units per acre (lot density)

Interior

• Kitchen: Kitchen
• Bedrooms: Bedrooms information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level layout; Front door entry
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 56.8% vs local median 2.4% in El Cajon — 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 (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living 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 (-2.6%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
8. 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.
9. 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.
10. 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: 6.20% ✓
• Cap rate: 56.81%
• Cash-on-cash: 180.43%
• DSCR: 9.03
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $122,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 S 1st St #81	0.00mi	2/2.0	983 (-2%)	14mo	$146,000	$149	86
150 S Anza St Spc 69	0.27mi	3/2.0 (+1)	1,000 (0%)	2mo	$122,000	$122	81
410 S 1st St #197	0.08mi	2/2.0	1,080 (+8%)	9mo	$114,000	$106	76
410 S 1st. St #175	0.10mi	2/2.0	1,080 (+8%)	8mo	$125,000	$116	75
410 S 1st St Spc 26	0.08mi	1/1.0 (-1)	1,040 (+4%)	13mo	$79,000	$76	70
410 S 1st	0.10mi	2/2.0	880 (-12%)	11mo	$175,000	$199	66
410 S 1st St Spc 3	0.00mi	2/2.0	1,101 (+10%)	23mo	$160,000	$145	64
1174 E MAIN St #81	0.50mi	2/2.0	923 (-8%)	12mo	$111,500	$121	54
1174 E Main St Spc 102	0.53mi	2/1.0	960 (-4%)	13mo	$135,000	$141	54
716 S 2nd St #194	0.57mi	2/2.0	1,120 (+12%)	4mo	$125,000	$112	50
998 E Main St Spc 68	0.45mi	2/1.0	900 (-10%)	13mo	$175,000	$194	48
1174 E Main St Spc 11	0.50mi	2/2.0	1,104 (+10%)	16mo	$95,000	$86	46

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: —
• Equity multiple: 9.35×
• Total profit: $93,538
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 18.11×
• Total profit: $191,606
• Equity at exit: $3,458

Cash invested: $11,200 (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 92019

• Rents YoY: -2.6%
• Active inventory: 140
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,684

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,712	-5% $1,698	+0% $1,684	+5% $1,670	+10% $1,656
Rent	-10% $1,488	-5% $1,586	+0% $1,684	+5% $1,782	+10% $1,880
Rate	-1.0pp $1,704	-0.5pp $1,694	base $1,684	+0.5pp $1,674	+1.0pp $1,663

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,355	$2.81	0d	7	0.14mi
639 Bighorn Ct El Cajon, CA	3.0	2.0	1150	$4,300	$3.74	0d	1	0.16mi
588 S Anza St El Cajon, CA	1.0–2.0	1.0	767	$2,100	$2.74	0d	5	0.17mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,225	$2.60	0d	5	0.19mi
1065 E Washington Ave El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	0d	1	0.19mi
1065 E Washington Ave Apt N El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	18d	1	0.19mi
265 S Anza St El Cajon, CA	2.0	1.0	775	$2,250	$2.90	3d	1	0.24mi
1137 E Lexington Ave El Cajon, CA	2.0	1.0	900	$1,995	$2.22	0d	1	0.25mi
975 E Washington Ave Apt E El Cajon, CA	2.0	1.0	900	$2,100	$2.33	23d	1	0.25mi
957 E Washington Ave El Cajon, CA	2.0	2.0	900	$2,295	$2.55	0d	1	0.28mi
725 Washington Heights Rd El Cajon, CA	2.0	1.0	800	$2,238	$2.80	0d	3	0.30mi
602 S Mollison Ave Unit C El Cajon, CA	2.0	2.0	1024	$2,600	$2.54	0d	1	0.31mi
390 S Mollison Ave El Cajon, CA	1.0	1.0	750	$1,725	$2.30	0d	1	0.34mi
200 S Mollison Ave El Cajon, CA	2.0	1.0	950	$1,995	$2.10	0d	1	0.40mi
863 S Mollison Ave El Cajon, CA	2.0	1.0	850	$2,095	$2.46	0d	4	0.41mi
800 E Lexington Ave El Cajon, CA	2.0–3.0	2.0	1040	$2,390	$2.30	0d	5	0.41mi
447 S Lincoln Ave El Cajon, CA	2.0	1.5	928	$2,300	$2.48	0d	1	0.41mi
758 S Mollison Ave El Cajon, CA	2.0	1.0	875	$1,945	$2.22	0d	2	0.42mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$2,150	$3.97	0d	2	0.42mi
351 S Lincoln Ave El Cajon, CA	2.0	2.0	900	$2,395	$2.66	0d	1	0.45mi
415 S Lincoln Ave El Cajon, CA	1.0–2.0	1.0–2.0	749	$2,359	$3.15	0d	5	0.45mi
685 S Lincoln Ave El Cajon, CA	2.0	2.0	800	$2,300	$2.88	0d	1	0.46mi
444 S Lincoln Ave El Cajon, CA	2.0	1.0	748	$2,000	$2.67	25d	1	0.47mi
570 S Lincoln Ave El Cajon, CA	1.0–2.0	1.0	745	$2,475	$3.32	4d	2	0.49mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,131	$2.53	0d	10	0.52mi
595 S 2nd St El Cajon, CA	2.0	1.0	800	$2,290	$2.86	0d	1	0.53mi
277 N 1st St El Cajon, CA	2.0	2.0	825	$2,130	$2.58	3d	1	0.53mi
304 N 1st St El Cajon, CA	2.0	1.0	769	$2,334	$3.04	0d	1	0.54mi
620 E Lexington Ave #3 El Cajon, CA	2.0	2.0	1000	$2,900	$2.90	0d	1	0.55mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	17d	1	0.59mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	0d	1	0.62mi
805 Benny Way El Cajon, CA	3.0	3.0	1477	$4,300	$2.91	4d	1	0.65mi
960 E Chase Ave Unit C El Cajon, CA	2.0	2.0	813	$2,100	$2.58	0d	1	0.67mi
355 Orlando St El Cajon, CA	1.0	1.0	725	$1,725	$2.38	0d	1	0.68mi
200 Taft Ave El Cajon, CA	2.0	2.0	700	$2,175	$3.11	0d	6	0.68mi
148 Taft Ave Unit 7 El Cajon, CA	2.0	1.0	875	$1,870	$2.14	0d	1	0.69mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	21d	1	0.70mi
870 E Chase Ave Unit D El Cajon, CA	2.0	1.0	795	$2,440	$3.07	0d	1	0.70mi
346 Jamacha Rd El Cajon, CA	2.0	1.0–2.0	887	$2,442	$2.75	0d	8	0.72mi
301 Shady Ln El Cajon, CA	1.0–2.0	1.0	720	$2,250	$3.12	0d	6	0.72mi

Listing history 19 events

1. 2026-06-21
   remarks 306-char remark
2. 2026-06-21
   days on market $40,000 Active 79 DOM
3. 2026-06-18
   price $40,000 Active 76 DOM
4. 2026-06-18
   days on market $50,000 Active 76 DOM
5. 2026-06-17
   days on market $50,000 Active 75 DOM
6. 2026-06-16
   days on market $50,000 Active 74 DOM
7. 2026-06-15
   days on market $50,000 Active 73 DOM
8. 2026-06-13
   days on market $50,000 Active 71 DOM
9. 2026-06-13
   days on market $50,000 Active 70 DOM
10. 2026-06-09
    days on market $50,000 Active 67 DOM
11. 2026-06-08
    days on market $50,000 Active 66 DOM
12. 2026-06-07
    days on market $50,000 Active 65 DOM
13. 2026-06-04
    days on market $50,000 Active 62 DOM
14. 2026-06-03
    days on market $50,000 Active 61 DOM
15. 2026-06-02
    days on market $50,000 Active 60 DOM
16. 2026-06-01
    days on market $50,000 Active 59 DOM
17. 2026-05-31
    days on market $50,000 Active 58 DOM
18. 2026-05-19
    price $55,000
19. 2026-04-03
    listed $59,000 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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 18 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: $29,779
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$1,164
• Taxable income: $20,810
• Est. tax owed @ 24.0%: −$4,994
• After-tax cash flow: $15,214/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, paint the interior walls, and replace the carpeted floors. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate bathroom vanity — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Moderate interior walls — wallpaper and peeling paint

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters
• Both update bathroom vanity and fixtures — modernizing the bathroom will appeal to buyers and renters
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and make it more appealing to buyers and renters
• Both replace carpeted floors — replacing the carpeted floors with hardwood or tile will improve the home's curb appeal and make it more appealing to buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
bathroom vanity · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
interior walls · wallpaper and peeling paint	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters ↑
• Both update bathroom vanity and fixtures — modernizing the bathroom will appeal to buyers and renters ↑
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and make it more appealing to buyers and renters ↑
• Both replace carpeted floors — replacing the carpeted floors with hardwood or tile will improve the home's curb appeal and make it more appealing to buyers and renters ↑

ⓘ 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: 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 — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 45,351
• Household income: $101,973
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1897.0

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 White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Arab 6% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China
• Languages at home: 69% English-only · Spanish 11% Arabic 10% 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: ▼ -553.81%
• Current HPI: 349.3085
• Rent YoY: ▼ -2.61%
• 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

-6.8% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $55,000 CRMLS
• 2026-04-03 Listed $59,000 CRMLS