10770 Black Mountain Rd #230 · San Diego, CA 92126

$375,000

2 bd · 2.0 ba · 1,580 sqft · Manufactured public records · 77 Days on market

Built 2005 20 ac lot Est $370k · at est.

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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 +20.3/30.0
• ARV discount +6.9/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained and move-in ready manufactured home in a quiet, well-maintained 55+ community. This home offers 2 bedrooms, 2 full baths, and an optional 3rd bedroom or office. High ceilings, an open-concept layout, and abundant natural light create a bright and inviting living space. The spacious primary bathroom features dual vanities and a jacuzzi tub. Lightly used over the past 20 years, this well-preserved home reflects true pride of ownership. Community amenities include a pool, billiard room, clubhouse for gatherings and parties, classes, and more. Rent in includes water, sewer, and trash.

Key facts

• Dual vanities
• Community amenities
• Pool

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS PRIMARY BATHROOM
• DUAL VANITIES
• JACUZZI TUB
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Assessments: Buyer to verify
• Financial info: Land lease: $1,252 (land lease applies)
• HOA & community: Senior community; Community features include golf course, hiking, mountainous/foothills terrain, riding/stables, valley, and park access; Suburban neighborhood

Exterior

• Parking: 2 total parking spaces; 2 carport spaces
• Utilities: Public sewer; Trash included (rent); Water included (rent); Sewer included (rent)
• Home design: Single-story property; Mobile home remains on site; Located in The Woods park; Park-facing/suburban setting; Directions: From 15 freeway exit Mira Mesa Blvd west, left on Black Mountain Rd
• Construction: 1 shed on property
• Exterior features: Community pool; Landscaped grounds; Pasture area nearby; Park nearby; Garden; Front yard; Lawn; Street lighting; Sidewalks; Storm drains; Curbs

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling (details in remarks)
• Interior features: Single-level home; Front and side entry; Family room
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $375k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/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 $351k (6.5% below list).
• Recommended offer: $351k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• San Diego Unified (urban): math 19% / reading 29% proficiency, ranked #393 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.0%/yr); 156 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 33% of the median local income ($127k/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 $3k of loan paydown is wiped out by about $11k 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 77 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $350,647 (6.5% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $369,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10771 Black Mountain Dr #58	0.06mi	2/2.0	1,440 (-9%)	6mo	$390,000	$271	77
10770 Black Mountain Rd Spc 179	0.06mi	3/2.0 (+1)	1,535 (-3%)	14mo	$408,000	$266	76
10771 Black Mountain Rd #43	0.06mi	2/2.0	1,368 (-13%)	13mo	$320,000	$234	64
10771 Black Mountain Rd #122	0.06mi	2/2.0	1,392 (-12%)	16mo	$256,000	$184	64
10770 Black Mountain Rd #141	0.06mi	2/2.0	1,368 (-13%)	15mo	$165,000	$121	63
10771 Black Mountain Rd #15	0.06mi	2/1.5	1,392 (-12%)	19mo	$150,000	$108	59
10770 Black Mountain Rd #200	0.08mi	3/2.0 (+1)	1,344 (-15%)	23mo	$365,000	$272	47

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 · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.65×
• Total profit: $-36,908
• Equity at exit: $55,914

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-19,901
• Equity at exit: $32,423

Cash invested: $105,000 (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 92126

• Rents YoY: 1.0%
• Active inventory: 156
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,506 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $484

Break-even live

Break-even rent $2,894

Max offer price $375,000

Occupancy floor 81%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9469 Karma Dr San Diego, CA	2.0–3.0	1.0–2.0	1164	$3,579	$3.07	24d	1	0.37mi
9020 Penticton Way San Diego, CA	3.0	2.0	1179	$3,900	$3.31	24d	1	0.61mi
9800 Mira Lee Way San Diego, CA	1.0–3.0	1.0–2.0	1358	$3,800	$2.80	1d	54	0.64mi
9447 Gold Coast Dr Unit G5 San Diego, CA	2.0	1.5	1104	$2,695	$2.44	14d	1	0.69mi
9405 Gold Coast Dr Unit A8 San Diego, CA	2.0	1.5	1104	$3,000	$2.72	24d	1	0.70mi
10776 Scripps Ranch Blvd San Diego, CA	1.0–2.0	1.0–2.0	1002	$3,787	$3.78	1d	11	0.77mi
9459 Compass Point Dr S San Diego, CA	3.0	2.5	1594	$4,150	$2.60	14d	1	0.79mi
9955 Scripps Westview Way #11 San Diego, CA	2.0	2.0	1086	$3,600	$3.31	24d	1	0.82mi
9975 Scripps Westview Way #27 San Diego, CA	2.0	2.0	1195	$3,395	$2.84	5d	1	0.82mi
10885 Scripps Ranch Blvd San Diego, CA	2.0	2.0	1093	$3,350	$3.06	20d	1	0.96mi
9929 Maya Linda Rd #7 San Diego, CA	2.0	3.0	1335	$4,200	$3.15	24d	1	0.99mi
8369 Summerdale Rd Unit A San Diego, CA	2.0	2.5	1146	$3,245	$2.83	10d	1	1.02mi
14158 Angelite Way San Diego, CA	2.0	2.0	1600	$4,500	$2.81	24d	1	1.07mi
11760 Westview Pkwy San Diego, CA	2.0–3.0	2.0	1120	$3,197	$2.85	2d	9	1.16mi
11295 Acrux Dr San Diego, CA	3.0	2.0	1160	$3,750	$3.23	24d	1	1.37mi
8180 Lapiz Dr San Diego, CA	3.0	2.0	1350	$4,300	$3.19	24d	1	1.37mi
9332 Babauta Rd #89 San Diego, CA	3.0	2.5	1679	$3,895	$2.32	16d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $375,000 Active 77 DOM
2. 2026-06-17
   days on market $375,000 Active 76 DOM
3. 2026-06-16
   days on market $375,000 Active 75 DOM
4. 2026-06-15
   days on market $375,000 Active 74 DOM
5. 2026-06-13
   days on market $375,000 Active 72 DOM
6. 2026-06-09
   days on market $375,000 Active 68 DOM
7. 2026-06-08
   days on market $375,000 Active 67 DOM
8. 2026-06-07
   days on market $375,000 Active 66 DOM
9. 2026-06-04
   days on market $375,000 Active 63 DOM
10. 2026-06-03
    days on market $375,000 Active 62 DOM
11. 2026-06-02
    days on market $375,000 Active 61 DOM
12. 2026-06-01
    days on market $375,000 Active 60 DOM
13. 2026-05-31
    days on market $375,000 Active 59 DOM
14. 2026-03-30
    listed $375,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,963 · $164/mo
• Projected year-2 tax: $2,850 · $238/mo
• Expected delta: +$887/yr (+$74/mo · 45.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,078
• − Mortgage interest: −$21,006
• − Property taxes: −$1,963
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,366
• − Management: −$3,366
• − Depreciation: −$10,909
• Taxable loss: −$408
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $5,903/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 Diego Unified
• NCES district ID: 0634320
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -28.00%
• Median HH income: $61,673
• Composite: 22.31/100
• National rank: #8135
• State rank: #393 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): 76,059
• Household income: $126,913
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 2688.0

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 0.67)
• Race & ethnicity: Asian 49% White 24% Hispanic / Latino 16% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 41% · Vietnam, Canada, China
• Languages at home: 49% English-only · Tagalog/Filipino 14% Spanish 9% Vietnamese 8%

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: ▼ -790.06%
• Current HPI: 452.3165
• Rent YoY: ▲ 1.03%
• 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

1 event — show timeline

• 2026-03-30 Listed $375,000 CRMLS

Property tax history

+3.1%/yr

Latest (2013): $1,963 · +8.6% YoY. Source: county tax records.