170 Diana St Spc 25 · Encinitas, CA 92024

$299,000

1 bd · 1.0 ba · 450 sqft · Manufactured · 78 Days on market

Built 2013

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the coveted Encinitas coastal lifestyle—without the coastal price tag. Nestled in the heart of Leucadia within Beacon’s Beach Village, this beautifully maintained turnkey mobile home (built in 2013) offers the perfect blend of charm, comfort, and location. Step inside to find warm wood plank flooring, fresh interior paint, and vaulted ceilings that flood the home with natural light and create an airy, open feel. The flexible floor plan features a spacious downstairs bedroom and a charming upstairs loft with room for two beds—ideal for guests or a creative retreat. Thoughtful upgrades throughout include a recently upgraded kitchen with a new stove, countertops an

Key facts

• Flexible floor plan
• Upgraded kitchen
• Wood plank flooring

Tags

• BEACON BEACH VILLAGE
• WOOD PLANK FLOORING
• VAULTED CEILINGS
• FLEXIBLE FLOOR PLAN
• UPGRADED KITCHEN
• FARMHOUSE SINK

Property features AI

Finance

• Other: Pets allowed with breed restrictions; Located in Beacon's Beach Village, Leucadia

Exterior

• Parking: 1 assigned parking space
• Utilities: Sewer connected
• Home design: Manufactured home; Residential property; 2 stories
• Exterior features: Partial fencing; Composition roof; Located in a common-interest community

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Can be used as 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Refrigerator; Electric cooktop

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $80 ($964/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 $272k (9.1% below list).
• Recommended offer: $272k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.6% in Encinitas — 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 79/100 on livability (#54 in CA, #2,026 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: health & safety C-, cost of living F.
• San Dieguito Union High (urban): math 72% / reading 79% proficiency, ranked #56 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 205 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 78 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.
• Current owner paid $108k; list at $299k implies a 177% gain — meaningful room to come down on a strong offer.

Recommended offer $271,733 (9.1% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $186,750
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Diana St #24	0.00mi	1/1.0	392 (-13%)	3mo	$175,000	$446	76
159 Diana St #3	0.06mi	1/1.0	432 (-4%)	23mo	$399,999	$926	72
1624 N coast hwy 101 #51	0.56mi	1/1.0	442 (-2%)	19mo	$220,000	$498	55
1549 N Vulcan Ave #4	0.55mi	1/1.0	470 (+4%)	15mo	$195,000	$415	55
1549 N Vulcan Ave #58	0.53mi	1/1.0	504 (+12%)	7mo	$125,000	$248	49
699 N Vulcan Ave #73	0.49mi	1/1.0	504 (+12%)	19mo	$150,000	$298	41
1549 N Vulcan Ave #60	0.55mi	2/1.0 (+1)	390 (-13%)	18mo	$110,000	$282	32

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.56×
• Total profit: $-36,601
• Equity at exit: $44,582

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,717
• Equity at exit: $25,852

Cash invested: $83,720 (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 92024

• Rents YoY: 5.4%
• Active inventory: 205
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $80

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 92%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-18
   days on market $299,000 Active 78 DOM
2. 2026-06-17
   days on market $299,000 Active 77 DOM
3. 2026-06-16
   days on market $299,000 Active 76 DOM
4. 2026-06-15
   days on market $299,000 Active 75 DOM
5. 2026-06-13
   days on market $299,000 Active 73 DOM
6. 2026-06-13
   days on market $299,000 Active 72 DOM
7. 2026-06-09
   days on market $299,000 Active 69 DOM
8. 2026-06-08
   days on market $299,000 Active 68 DOM
9. 2026-06-07
   days on market $299,000 Active 67 DOM
10. 2026-06-04
    days on market $299,000 Active 64 DOM
11. 2026-06-03
    days on market $299,000 Active 63 DOM
12. 2026-06-02
    days on market $299,000 Active 62 DOM
13. 2026-06-01
    days on market $299,000 Active 61 DOM
14. 2026-05-31
    days on market $299,000 Active 60 DOM
15. 2026-04-01
    listed $299,000 Active
16. 2025-01-18
    historical
17. 2024-03-25
    listed $299,000
18. 2023-07-31
    historical
19. 2023-07-24
    price $275,000
20. 2023-04-01
    listed $299,000 Active
21. 2020-08-10
    status Pending Sale
22. 2020-08-09
    historical
23. 2020-08-04
    price $177,500
24. 2020-08-04
    price $177,500
25. 2020-07-08
    price $187,500
26. 2020-07-07
    price $187,500
27. 2020-06-27
    listed $199,000 Active
28. 2020-06-25
    historical
29. 2018-10-31
    historical
30. 2018-10-17
    price $229,900
31. 2018-09-24
    price $242,900
32. 2018-09-21
    price $249,999
33. 2018-09-05
    price $250,000
34. 2018-08-14
    price $299,876
35. 2018-08-02
    listed $349,876 Active
36. 2013-11-22
    soldstatus $108,000
37. 2013-11-22
    soldstatus $108,000 Sold
38. 2013-11-08
    status Pending
39. 2013-10-23
    price $115,000
40. 2013-10-13
    price $180,000
41. 2013-08-13
    price $125,000
42. 2013-07-21
    price $160,000
43. 2013-06-01
    listed $199,000 Active
44. 2013-05-28
    listed $115,000
45. 2012-07-19
    soldstatus $18,000
46. 2012-06-28
    price $29,000
47. 2012-05-02
    price $34,990
48. 2012-03-09
    listed $29,000

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 18 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: $32,608
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$8,698
• Taxable loss: −$4,036
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $1,933/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: San Dieguito Union High
• NCES district ID: 0634380
• Math proficiency: 72% ▬ 0.00%
• Reading proficiency: 79% ▼ -1.00%
• Median HH income: $110,199
• Composite: 70.63/100
• National rank: #519
• State rank: #56 of 1400 in CA

Livability — Encinitas

• Score: 79/100
• State rank: #54
• US rank: #2026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Encinitas, CA
• County: San Diego County · 3,178,799 people
• City population: 61,717
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 50,617
• Household income: $158,507
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1537.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Romanian 3% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -881.14%
• Current HPI: 461.5044
• Rent YoY: ▲ 5.39%
• 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

+931.0% since first listed

34 events — show timeline

• 2026-04-01 Listed $299,000 SDMLS
• 2025-01-18 Listing Removed — SDMLS
• 2024-03-25 Listed $299,000 SDMLS
• 2023-07-31 Listing Removed — SDMLS
• 2023-07-24 Price Changed $275,000 SDMLS
• 2023-04-01 Listed $299,000 SDMLS
• 2020-08-10 Pending — CRMLS
• 2020-08-09 Listing Removed — CRMLS
• 2020-08-04 Price Changed $177,500 SDMLS
• 2020-08-04 Price Changed $177,500 CRMLS
• 2020-07-08 Price Changed $187,500 SDMLS
• 2020-07-07 Price Changed $187,500 CRMLS
• 2020-06-27 Listed $199,000 CRMLS
• 2020-06-25 Coming Soon — CRMLS
• 2018-10-31 Listing Removed — SDMLS
• 2018-10-17 Price Changed $229,900 SDMLS
• 2018-09-24 Price Changed $242,900 SDMLS
• 2018-09-21 Price Changed $249,999 SDMLS
• 2018-09-05 Price Changed $250,000 SDMLS
• 2018-08-14 Price Changed $299,876 SDMLS
• 2018-08-02 Listed $349,876 SDMLS
• 2013-11-22 Sold (MLS) $108,000 SDMLS
• 2013-11-22 Sold (MLS) $108,000 CRMLS
• 2013-11-08 Pending — SDMLS
• 2013-10-23 Price Changed $115,000 SDMLS
• 2013-10-13 Price Changed $180,000 SDMLS
• 2013-08-13 Price Changed $125,000 SDMLS
• 2013-07-21 Price Changed $160,000 SDMLS
• 2013-06-01 Listed $199,000 SDMLS
• 2013-05-28 Listed $115,000 CRMLS
• 2012-07-19 Sold (MLS) $18,000 CRMLS
• 2012-06-28 Price Changed $29,000 SDMLS
• 2012-05-02 Price Changed $34,990 SDMLS
• 2012-03-09 Listed $29,000 CRMLS