1813 Cheri St Unit A · San Diego, CA 92154

$175,000

3 bd · 1.5 ba · 950 sqft · Manufactured · 132 Days on market

Built 1976 1,500 sqft lot Est $210k · 17% under ↓ 29% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1813 Cheri Street, Unit A — a fantastic opportunity to own an affordable manufactured home that’s perfect for a first-time buyer or anyone looking to downsize. This vacant, move-in-ready three-bedroom, 1.5-bath home features a beautifully remodeled bathroom, a functional layout, and a spacious private yard with tons of potential. Conveniently located near local shopping, dining, and everyday essentials. The community offers shared laundry facilities and a community pool for added comfort and convenience. This is a great chance to secure a home at an excellent value. Buyer and buyer’s agent to verify all information to their own satisfaction as part of their due

Key facts

• 1,500 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Located in Imperial Sands mobile park
• Financial info: Assessments: buyer to verify; Manager approval required for residency in the park
• HOA & community: Part of an association; Community features include biking paths, street lighting, and sidewalks; Land lease of $1,087 (land lease applies)

Exterior

• Parking: Two uncovered parking spaces; Two total parking spaces; Located in Imperial Sands mobile park (park approval/manager approval may be required)
• Utilities: Public sewer
• Home design: Mobile home remains on site; Single-story property; Mobile unit approximately 12 ft wide by 65 ft long
• Construction: Year built information provided by builder
• Exterior features: In-ground community pool; One shed on the property; Views from the property; Lot characterized as 0-1 unit per acre

Interior

• Bedrooms: All bedrooms are on the main level
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Single-level home; Entry located on the left side; All bedrooms on ground level
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.0% in San Diego — 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 (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, 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.
• Market conditions: Rents soft (-0.5%/yr); 210 active listings in the ZIP; 40 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 36% of the median local income ($95k/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 $5k 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 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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?
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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $209,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
874 Hollister St #54	0.67mi	3/2.0	1,040 (+10%)	16mo	$230,000	$221	38

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,848
• Equity at exit: $26,093

10-year hold

• IRR: 7.7%
• Equity multiple: 1.49×
• Total profit: $23,978
• Equity at exit: $15,131

Cash invested: $49,000 (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 92154

• Rents YoY: -0.5%
• Active inventory: 210
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,872 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $633

Break-even live

Break-even rent $2,071

Max offer price $175,000

Occupancy floor 73%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 18th St San Diego, CA	2.0	1.0	880	$3,400	$3.86	19d	1	0.19mi
1910 Avenida del Mexico #205 San Diego, CA	2.0	2.0	885	$2,595	$2.93	1d	1	0.24mi
2055 Avenida Del Mexico Apt 208 San Diego, CA	2.0	2.0	960	$2,300	$2.40	16d	1	0.35mi
933 15th St San Diego, CA	3.0	2.0	1050	$3,350	$3.19	1d	1	0.55mi
1063 18th St San Diego, CA	2.0	1.0	1050	$3,100	$2.95	1d	1	0.61mi
768 Hollister St San Diego, CA	2.0	2.0	840	$2,300	$2.74	1d	1	0.65mi
1042 15th St Unit Del Coronado Villas San Diego, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	0.68mi
1042 15th St San Diego, CA	1.0–2.0	1.0	850	$2,300	$2.71	4d	2	0.69mi
924 Georgia St Imperial Beach, CA	3.0	2.0	1083	$3,295	$3.04	1d	1	0.70mi
966 13th St Imperial Beach, CA	2.0	1.0	900	$2,850	$3.17	17d	1	0.78mi
1055 Georgia St Imperial Beach, CA	2.0	1.0	770	$2,150	$2.79	10d	4	0.80mi
1001 Outer Rd San Diego, CA	2.0	2.0	1000	$2,538	$2.54	1d	5	0.83mi
1070 Georgia St Unit D Imperial Beach, CA	2.0	2.0	850	$2,600	$3.06	1d	1	0.84mi
812 12th St Imperial Beach, CA	2.0	2.0	816	$2,770	$3.39	1d	2	0.84mi
1184 Elm Ave Unit 1186 Imperial Beach, CA	2.0	1.0	780	$2,300	$2.95	21d	1	0.86mi
931 Florida St Unit 931 Imperial Beach, CA	2.0	1.0	650	$2,300	$3.54	1d	1	0.92mi
931 Florida St Unit 933 Imperial Beach, CA	2.0	1.0	650	$2,300	$3.54	10d	1	0.92mi
1031 12th St Imperial Beach, CA	2.0	1.0	850	$3,500	$4.12	2d	1	0.93mi
560 11th St Unit 1 Imperial Beach, CA	2.0	2.0	1089	$3,395	$3.12	1d	1	0.93mi
1086 Florence St Unit L Imperial Beach, CA	2.0	1.0	800	$2,095	$2.62	1d	1	0.96mi
1150 13th St Unit 202 Imperial Beach, CA	2.0	1.5	1000	$2,300	$2.30	1d	1	0.97mi
868 Elise St Unit B Chula Vista, CA	3.0	1.0	909	$2,400	$2.64	1d	1	0.98mi
1471 Grove Ave Imperial Beach, CA	2.0	2.0	850	$2,675	$3.15	1d	5	1.01mi
566 Emory St Unit 566 Imperial Beach, CA	2.0	1.0	800	$2,475	$3.09	1d	1	1.07mi
1422 Holly Ave Imperial Beach, CA	2.0	1.0	800	$2,400	$3.00	1d	1	1.08mi
615 9th St Imperial Beach, CA	2.0	1.0	837	$3,574	$4.27	1d	1	1.09mi
935 Elm Ave Imperial Beach, CA	3.0	1.0	1100	$3,000	$2.73	1d	1	1.10mi
1411 Holly Ave Unit 1413 Holly Imperial Beach, CA	2.0	1.0	900	$2,500	$2.78	20d	1	1.12mi
1122 11th St Imperial Beach, CA	2.0	2.0	970	$2,295	$2.37	1d	1	1.13mi
1122 11th St Unit 1126 Imperial Beach, CA	2.0	2.0	970	$2,295	$2.37	16d	1	1.13mi
1174 11th St Imperial Beach, CA	2.0	1.5	1000	$2,495	$2.50	1d	1	1.16mi
557 8th St Imperial Beach, CA	2.0	1.0	1080	$3,125	$2.89	13d	1	1.17mi
1451 14th St Unit 4 Imperial Beach, CA	2.0	1.0	700	$2,200	$3.14	10d	1	1.19mi
1451 14th St Unit 2 Imperial Beach, CA	2.0	1.5	850	$2,245	$2.64	14d	1	1.19mi
2367 Grove Ave San Diego, CA	1.0–2.0	1.0	741	$2,495	$3.36	1d	4	1.19mi
1486 15th St Imperial Beach, CA	2.0	1.0	858	$2,400	$2.80	1d	1	1.21mi
1187 Grove Ave Unit F/G Imperial Beach, CA	2.0	1.0	850	$2,350	$2.76	2d	1	1.21mi
1187 Grove Ave Apt E Imperial Beach, CA	2.0	1.0	850	$2,350	$2.76	1d	1	1.21mi
1488 15th St Imperial Beach, CA	2.0	1.0	828	$2,250	$2.72	10d	1	1.21mi
789 Calla Ave Imperial Beach, CA	2.0	1.0	820	$2,295	$2.80	10d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 132 DOM
2. 2026-06-17
   days on market $175,000 Active 131 DOM
3. 2026-06-16
   days on market $175,000 Active 130 DOM
4. 2026-06-15
   days on market $175,000 Active 129 DOM
5. 2026-06-13
   days on market $175,000 Active 127 DOM
6. 2026-06-13
   days on market $175,000 Active 126 DOM
7. 2026-06-09
   days on market $175,000 Active 123 DOM
8. 2026-06-08
   days on market $175,000 Active 122 DOM
9. 2026-06-07
   days on market $175,000 Active 121 DOM
10. 2026-06-04
    days on market $175,000 Active 118 DOM
11. 2026-06-03
    days on market $175,000 Active 117 DOM
12. 2026-06-02
    days on market $175,000 Active 116 DOM
13. 2026-06-01
    days on market $175,000 Active 115 DOM
14. 2026-05-31
    days on market $175,000 Active 114 DOM
15. 2026-05-20
    price $175,000
16. 2026-02-07
    status Active
17. 2026-02-06
    historical
18. 2026-02-06
    historical
19. 2026-02-04
    listed $198,000 Active
20. 2025-07-21
    listed $245,000 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 19 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: $34,465
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$5,994
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − Depreciation: −$5,091
• Taxable income: $5,438
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $6,291/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 — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 80,445
• Household income: $94,901
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2959.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 12% Asian 12% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 65%
• Foreign-born: 32% · Canada, China
• Languages at home: 35% English-only · Spanish 56% Tagalog/Filipino 7% Chinese 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: ▼ -568.62%
• Current HPI: 393.1836
• Rent YoY: ▼ -0.52%
• 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

-28.6% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $175,000 CRMLS
• 2026-02-07 Relisted — CRMLS
• 2026-02-06 Listing Removed — CRMLS
• 2026-02-06 Listing Removed — CRMLS
• 2026-02-04 Listed $198,000 CRMLS
• 2025-07-21 Listed $245,000 CRMLS