8301 Mission Gorge Rd #169 · Santee, CA 92071

$179,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 13 Days on market

Built 1969 Est $279k · 36% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price improvement! This large home has two master bedrooms and two bathrooms. With its gorgeous landscaping this immaculate home is move-in ready with newer appliances, dual pane windows and a dog run area. Meadowbrook Mobile Estates has many amenities, and activies. A 55 plus park with rent control

Key facts

• Deck off family room
• Dual-pane windows
• Concrete patio

Tags

• DECK OFF FAMILY ROOM
• ABUNDANT STORAGE
• BAR COUNTER
• DUAL-PANE WINDOWS
• CONCRETE PATIO
• TWO STORAGE SHEDS

Property features AI

Finance

• HOA & community: Lot listed as common interest; Meadowbrook community in Santee

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Mobile home (residential)
• Construction: Metal roof; Built as a mobile home
• Exterior features: Community pool

Interior

• Kitchen: Gas oven; Gas cooktop; Dishwasher; Refrigerator
• Bedrooms: Up to 2 bedrooms possible
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Refrigerator; Washer; Gas oven; Gas cooktop
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 15.0% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 34% 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 $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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $89k; list at $180k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.79% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.93%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $279,360
• 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 #325	0.06mi	2/2.0	1,440 (0%)	3mo	$175,000	$122	95
8301 Mission Gorge Rd #208	0.01mi	3/2.0 (+1)	1,440 (0%)	3mo	$280,000	$194	92
8301 Mission Gorge Rd #331	0.01mi	3/2.0 (+1)	1,440 (0%)	3mo	$299,000	$208	92
8301 Mission Gorge Rd #131	0.16mi	2/2.0	1,440 (0%)	1mo	$160,000	$111	92
8301 Mission Gorge Rd #233	0.06mi	3/2.0 (+1)	1,440 (0%)	1mo	$299,900	$208	92
8301 Mission Gorge Rd #124	0.06mi	2/2.0	1,368 (-5%)	0mo	$100,000	$73	89
8301 Mission Gorge Rd #253	0.16mi	3/2.0 (+1)	1,440 (0%)	2mo	$235,000	$163	86
8301 Mission Gorge Rd #274	0.16mi	3/2.0 (+1)	1,392 (-3%)	0mo	$310,000	$223	82
8301 Mission Gorge Rd #32	0.16mi	3/2.0 (+1)	1,556 (+8%)	2mo	$199,000	$128	72
8301 Mission Gorge Rd #86	0.16mi	2/2.0	1,272 (-12%)	2mo	$223,000	$175	72
8545 Mission Gorge Rd Spc 232	0.27mi	3/2.0 (+1)	1,325 (-8%)	3mo	$299,000	$226	67
8545 Mission Gorge Rd Spc 147	0.35mi	3/2.0 (+1)	1,325 (-8%)	2mo	$315,000	$238	64

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: 23.2%
• Equity multiple: 1.93×
• Total profit: $46,764
• Equity at exit: $26,824

10-year hold

• IRR: 29.8%
• Equity multiple: 3.39×
• Total profit: $120,605
• Equity at exit: $15,554

Cash invested: $50,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,217 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,298

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 55%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8714 Aruba Ln Santee, CA	3.0	3.0	1864	$4,300	$2.31	10d	1	0.34mi
7962 Arly Ct #12 Santee, CA	2.0	2.0	945	$2,800	$2.96	2d	1	0.37mi
8605 Arminda Cir Santee, CA	2.0	2.0	958	$2,650	$2.77	2d	1	0.39mi
8609 Arminda Cir #13 Santee, CA	2.0	2.0	984	$3,000	$3.05	2d	1	0.41mi
7847 Mission Gorge Rd Santee, CA	1.0	1.0–2.0	870	$2,845	$3.27	2d	4	0.46mi
177 Via Montisi Santee, CA	2.0	2.5	1239	$3,450	$2.78	2d	1	0.49mi
69 Via Sovana Santee, CA	3.0	3.0	1342	$3,600	$2.68	2d	1	0.49mi
8434 Kreiner Way Santee, CA	3.0	2.0	1305	$4,213	$3.23	22d	1	0.70mi
8617 Bushy Hill Dr Santee, CA	2.0–3.0	2.0–3.0	1299	$2,700	$2.08	2d	1	0.99mi
8745 Redwood Dr Santee, CA	2.0–3.0	1.5–2.5	1264	$2,850	$2.25	2d	1	1.03mi
8009 Calle Fanita Santee, CA	2.0	1.5	1024	$2,995	$2.92	2d	1	1.16mi
9409 Lake Murray Blvd San Diego, CA	2.0	2.5	1290	$3,300	$2.56	18d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $179,900 Active 13 DOM
2. 2026-06-17
   days on market $179,900 Active 12 DOM
3. 2026-06-16
   days on market $179,900 Active 11 DOM
4. 2026-06-15
   days on market $179,900 Active 10 DOM
5. 2026-06-13
   days on market $179,900 Active 8 DOM
6. 2026-06-13
   days on market $179,900 Active 7 DOM
7. 2026-06-09
   days on market $179,900 Active 4 DOM
8. 2026-06-08
   days on market $179,900 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $179,900 Active 2 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 4/10 Moderate 4 d/yr ≥96°F today · 11 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: $38,604
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$3,088
• − Management: −$3,088
• − Depreciation: −$5,233
• Taxable income: $13,518
• Est. tax owed @ 24.0%: −$3,244
• After-tax cash flow: $12,333/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: 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

Price history

+71.4% since first listed

11 events — show timeline

• 2026-06-05 Listed $179,900 SDMLS
• 2020-05-14 Sold (MLS) $89,000 SDMLS
• 2020-05-14 Sold (MLS) $89,000 CRMLS
• 2020-04-13 Pending — SDMLS
• 2020-04-13 Relisted — SDMLS
• 2020-04-11 Pending — CRMLS
• 2020-04-11 Pending — SDMLS
• 2020-03-20 Price Changed $99,500 SDMLS
• 2020-03-19 Price Changed $99,500 CRMLS
• 2020-02-28 Listed $104,950 SDMLS
• 2020-02-28 Listed $104,950 CRMLS