351 E Bradley Ave Spc 57 · Bostonia, CA 92021

$130,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 346 Days on market

Built 1967 17 ac lot Est $147k · 11% under

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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 +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 351 East Bradley This 2 bedroom 2 bath home is located in Starlight Mobile Home Park, this is an ALL AGE PARK. Newer hot water heater and newer fridge. There is Washer and Dryer in the unit. There is also a community laundry room. Park includes a huge swimming pool as well as a Jacuzzi. Minutes away from Parkway Plaza. Close to the freeway and fast food restaurants.

Key facts

• Large living area
• Private patio area
• Ample cabinet space

Tags

• GATE SECURED COMMUNITY
• UPDATED LAMINATE FLOORING
• LARGE LIVING AREA
• AMPLE CABINET SPACE
• BREAKFAST BAR
• PRIVATE PATIO AREA

Property features AI

Finance

• HOA & community: Located in the Starlight community (El Cajon)

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Exterior features: Patio; Community pool

Interior

• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling units
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 6.0% in Bostonia — 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 (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: schools D, crime F, amenities 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 (-0.8%/yr); 244 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); 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 ($74k/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 $899 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 + 0.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1967 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.63%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $146,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 E Bradley Ave Spc 109	0.00mi	2/2.0	1,056 (+2%)	12mo	$140,000	$133	88
255 E Bradley Ave Spc 116	0.10mi	3/2.0 (+1)	1,040 (0%)	7mo	$180,000	$173	85
351 E Bradley Ave Spc 164	0.00mi	3/2.0 (+1)	1,100 (+6%)	11mo	$165,000	$150	76
351 E Bradley Ave #45	0.00mi	2/2.0	960 (-8%)	15mo	$135,000	$141	75
255 E Bradley Ave #13	0.10mi	2/2.0	960 (-8%)	14mo	$165,000	$172	71
255 E Bradley Ave #119	0.09mi	3/1.5 (+1)	950 (-9%)	4mo	$121,000	$127	71
351 E Bradley Ave #78	0.00mi	2/2.0	1,136 (+9%)	17mo	$130,000	$114	71
400 Greenfield Dr Spc 123	0.20mi	2/2.0	960 (-8%)	11mo	$107,000	$111	69
351 E Bradley Ave Spc 125	0.16mi	3/2.0 (+1)	960 (-8%)	10mo	$150,000	$156	66
450 E Bradley Ave #121	0.31mi	2/2.0	1,088 (+5%)	15mo	$124,900	$115	65
400 Greenfield Dr #138	0.22mi	3/2.0 (+1)	1,152 (+11%)	15mo	$145,000	$126	54
450 E Bradley Ave #25	0.29mi	2/2.0	1,176 (+13%)	19mo	$175,000	$149	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.01×
• Total profit: $36,822
• Equity at exit: $19,383

10-year hold

• IRR: 31.3%
• Equity multiple: 3.43×
• Total profit: $88,365
• Equity at exit: $11,240

Cash invested: $36,400 (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 92021

• Rents YoY: -0.8%
• Active inventory: 244
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $1,020

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,110	-5% $1,065	+0% $1,020	+5% $975	+10% $930
Rent	-10% $828	-5% $924	+0% $1,020	+5% $1,116	+10% $1,212
Rate	-1.0pp $1,086	-0.5pp $1,053	base $1,020	+0.5pp $986	+1.0pp $952

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	0d	13	0.16mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	0d	1	0.21mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	0d	15	0.29mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	0d	1	0.29mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	25d	1	0.31mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,974	$2.66	0d	4	0.33mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,112	$2.82	0d	6	0.34mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,613	$3.58	0d	7	0.40mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	3d	1	0.47mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	22d	1	0.48mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	3d	1	0.52mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	25d	1	0.57mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	0.58mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	0d	1	0.61mi
848 N Mollison Ave El Cajon, CA	1.0	1.0	690	$2,101	$3.04	0d	5	0.69mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,209	$2.61	0d	11	0.79mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	0d	1	0.80mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	0d	1	0.81mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	800	$2,095	$2.62	0d	2	0.82mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	0d	7	0.83mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	8d	1	0.83mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,908	$2.25	0d	2	0.84mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	6d	1	0.85mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	0d	1	0.98mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	0d	1	0.98mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	11d	1	1.03mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	4d	1	1.03mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	5d	1	1.03mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	0d	1	1.07mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	0d	11	1.07mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	8d	9	1.07mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	1.08mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	0d	1	1.08mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	3d	1	1.12mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	0d	1	1.12mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	0d	1	1.15mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	1.15mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	3d	1	1.15mi
340 Wells Ave El Cajon, CA	2.0	2.0	1000	$2,775	$2.77	0d	2	1.16mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	21d	1	1.19mi

Listing history 22 events

1. 2026-06-21
   days on market $130,000 Active 346 DOM
2. 2026-06-18
   days on market $130,000 Active 343 DOM
3. 2026-06-17
   days on market $130,000 Active 342 DOM
4. 2026-06-16
   days on market $130,000 Active 341 DOM
5. 2026-06-15
   days on market $130,000 Active 340 DOM
6. 2026-06-13
   days on market $130,000 Active 338 DOM
7. 2026-06-13
   days on market $130,000 Active 337 DOM
8. 2026-06-09
   days on market $130,000 Active 334 DOM
9. 2026-06-08
   days on market $130,000 Active 333 DOM
10. 2026-06-07
    days on market $130,000 Active 332 DOM
11. 2026-06-04
    days on market $130,000 Active 329 DOM
12. 2026-06-03
    days on market $130,000 Active 328 DOM
13. 2026-06-02
    days on market $130,000 Active 327 DOM
14. 2026-06-01
    days on market $130,000 Active 326 DOM
15. 2026-05-31
    days on market $130,000 Active 325 DOM
16. 2025-07-10
    listed $130,000 Active
17. 2022-11-03
    soldstatus $114,000 Closed Sale 381-char remark

    Show marketing remark (381 chars)

    Welcome to 351 East Bradley This 2 bedroom 2 bath home is located in Starlight Mobile Home Park, this is an ALL AGE PARK. Newer hot water heater and newer fridge. There is Washer and Dryer in the unit. There is also a community laundry room. Park includes a huge swimming pool as well as a Jacuzzi. Minutes away from Parkway Plaza. Close to the freeway and fast food restaurants.

18. 2022-10-21
    status Pending Sale 381-char remark

    Show marketing remark (381 chars)

    Welcome to 351 East Bradley This 2 bedroom 2 bath home is located in Starlight Mobile Home Park, this is an ALL AGE PARK. Newer hot water heater and newer fridge. There is Washer and Dryer in the unit. There is also a community laundry room. Park includes a huge swimming pool as well as a Jacuzzi. Minutes away from Parkway Plaza. Close to the freeway and fast food restaurants.

19. 2022-10-06
    listed $129,000 Active 381-char remark

    Show marketing remark (381 chars)

    Welcome to 351 East Bradley This 2 bedroom 2 bath home is located in Starlight Mobile Home Park, this is an ALL AGE PARK. Newer hot water heater and newer fridge. There is Washer and Dryer in the unit. There is also a community laundry room. Park includes a huge swimming pool as well as a Jacuzzi. Minutes away from Parkway Plaza. Close to the freeway and fast food restaurants.

20. 2022-09-30
    historical $129,000 381-char remark

    Show marketing remark (381 chars)

    Welcome to 351 East Bradley This 2 bedroom 2 bath home is located in Starlight Mobile Home Park, this is an ALL AGE PARK. Newer hot water heater and newer fridge. There is Washer and Dryer in the unit. There is also a community laundry room. Park includes a huge swimming pool as well as a Jacuzzi. Minutes away from Parkway Plaza. Close to the freeway and fast food restaurants.

21. 2008-09-15
    historical
22. 2008-08-26
    listed $35,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥99°F today · 14 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: $29,141
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$3,782
• Taxable income: $10,815
• Est. tax owed @ 24.0%: −$2,596
• After-tax cash flow: $9,645/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: 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 — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

+271.4% since first listed

7 events — show timeline

• 2025-07-10 Listed $130,000 SDMLS
• 2022-11-03 Sold (MLS) $114,000 CRMLS
• 2022-10-21 Pending — CRMLS
• 2022-10-06 Listed $129,000 CRMLS
• 2022-09-30 Coming Soon $129,000 CRMLS
• 2008-09-15 Listing Removed — SDMLS
• 2008-08-26 Listed $35,000 SDMLS