1425 2nd Ave #116 · Chula Vista, CA 91911

$180,000

2 bd · 2.0 ba · 1,023 sqft · Manufactured public records · 107 Days on market

Built 2005 Est $180k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home!Lovely one of a kind home built in 2005. Home is in wonderful gated community in Chula Vista. Two bedroom, two bath home with vaulted ceilings, warm wood cabinets in the kitchen with bay windows. Home features an all white appliance package, washer/dryer included . Open concept family room/dining room. Unique front covered dual access porch that leads you into your private garden of Fruit trees. Two lemon trees, one apple tree and one tangerine tree. Backyard has a newer shed. Community swimming pool and large recreation room. Close to shops, freeways.

Key facts

• Gated community
• Private garden
• Fruit trees

Tags

• GATED COMMUNITY
• PRIVATE GARDEN
• FRUIT TREES
• COMMUNITY SWIMMING POOL
• LARGE RECREATION ROOM

Property features AI

Finance

• Other: Lot size reported from assessor's data (0-1 unit/acre)
• Financial info: Land lease amount: $1,290
• HOA & community: Senior community; Manager approval required; Pets allowed (call to confirm); Land lease in place

Exterior

• Parking: Located in Palace Gardens Mobile Park
• Utilities: Public sewer
• Home design: Single-story mobile home (20' x 56'); Mobile home remains on site
• Construction: Year built per assessor; Double-wide body type (see remarks)
• Exterior features: Community pool; Located in a suburban community

Interior

• Bedrooms: Main floor primary bedroom; Main floor bedroom
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry accessed via steps to stairs
• Laundry & utility: Laundry room (separate, individual room)

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 $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.7% in Chula Vista — 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 (#127 in CA, #4,345 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, 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.
• Zoned schools: Lauderbach (J. Calvin) Elementary (747 students, 80% FRL); Castle Park Middle (math 26% / reading 27%, grade F, #252 of 498 statewide, top 51%, 724 students, 80% FRL); Castle Park Senior High (math 30% / reading 56%, grade F, #460 of 1,170 statewide, top 40%, 1,433 students, 81% FRL) — zoned schools average 80% FRL vs 53% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 162 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 41% of the median local income ($82k/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 + 0.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $140k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 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. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $180,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 2nd Ave #150	0.05mi	2/2.0	1,018 (-0%)	0mo	$242,000	$238	97
1425 ST 2nd Ave	0.06mi	2/2.0	1,000 (-2%)	2mo	$145,000	$145	92
1425 2nd Ave #183	0.00mi	2/2.0	1,040 (+2%)	18mo	$162,000	$156	82
1425 2nd Ave #27	0.00mi	3/2.0 (+1)	1,020 (-0%)	16mo	$230,719	$226	81
1425 Second Ave #156	0.00mi	2/2.0	1,101 (+8%)	11mo	$195,000	$177	78
1425 2nd Ave #88	0.05mi	2/2.0	1,120 (+10%)	8mo	$174,000	$155	75
1425 2nd Ave #140	0.00mi	2/2.0	960 (-6%)	20mo	$175,000	$182	74
1425 2nd #324	0.15mi	2/2.0	960 (-6%)	14mo	$169,000	$176	71
121 Orange Ave Spc 75	0.28mi	3/2.0 (+1)	1,027 (+0%)	14mo	$150,000	$146	70
1425 2nd Ave #146	0.00mi	3/2.0 (+1)	960 (-6%)	18mo	$185,000	$193	69
121 Orange Ave Spc 32	0.28mi	3/2.0 (+1)	1,139 (+11%)	8mo	$185,000	$162	56
368 Anita St Spc 96	0.59mi	2/2.0	1,100 (+8%)	19mo	$125,000	$114	44

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: 12.8%
• Equity multiple: 1.49×
• Total profit: $24,717
• Equity at exit: $26,839

10-year hold

• IRR: 19.2%
• Equity multiple: 2.39×
• Total profit: $69,818
• Equity at exit: $15,563

Cash invested: $50,400 (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 91911

• Rents YoY: -2.6%
• Active inventory: 162
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,808 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $975

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,099	-5% $1,037	+0% $975	+5% $912	+10% $850
Rent	-10% $753	-5% $864	+0% $975	+5% $1,086	+10% $1,196
Rate	-1.0pp $1,065	-0.5pp $1,020	base $975	+0.5pp $928	+1.0pp $881

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Quintard St Chula Vista, CA	1.0–2.0	1.0	662	$2,400	$3.62	0d	4	0.25mi
172 Palomar St Chula Vista, CA	3.0	1.5	1152	$3,400	$2.95	11d	1	0.33mi
307 Orange Ave Chula Vista, CA	1.0–2.0	1.0–2.0	662	$2,225	$3.36	0d	2	0.50mi
128 Henry Ln Unit B Chula Vista, CA	2.0	1.0	1000	$2,100	$2.10	3d	1	0.54mi
317 Tremont St Unit 5 Chula Vista, CA	2.0	1.0	870	$2,295	$2.64	0d	1	0.61mi
71 E Palomar St Chula Vista, CA	3.0	2.0	1388	$3,500	$2.52	15d	1	0.63mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,245	$3.94	0d	8	0.69mi
1169 Hilltop Dr Chula Vista, CA	3.0	2.0	1120	$4,000	$3.57	4d	1	0.76mi
393 Montgomery St Unit 4 Chula Vista, CA	2.0	1.0	757	$2,095	$2.77	11d	1	0.80mi
128 E Orlando St Chula Vista, CA	2.0	1.0	750	$2,300	$3.07	0d	1	0.81mi
3865 Main St Chula Vista, CA	2.0	2.0	741	$2,950	$3.98	16d	1	0.83mi
1240 Fourth Ave Chula Vista, CA	3.0	1.0	1000	$4,588	$4.59	4d	1	0.83mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	0d	9	0.87mi
1145 Fourth Ave Chula Vista, CA	1.0	1.0	700	$1,945	$2.78	0d	1	0.95mi
217 Date St Unit B Chula Vista, CA	3.0	2.5	1228	$3,500	$2.85	4d	1	0.97mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	0d	1	1.04mi
1250 Fifth Ave Chula Vista, CA	2.0–3.0	2.0	1045	$2,500	$2.39	0d	4	1.08mi
1649 Marl Ave Unit 1 Chula Vista, CA	2.0	1.0	750	$2,500	$3.33	0d	1	1.09mi
1649 Marl Ave Unit 2 Chula Vista, CA	2.0	2.0	750	$2,750	$3.67	0d	1	1.09mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	0d	1	1.09mi
495 Queen Anne Dr Unit 1 Chula Vista, CA	2.0	1.0	1000	$2,800	$2.80	4d	1	1.10mi
1035 Fourth Ave Chula Vista, CA	2.0	2.0	910	$2,495	$2.74	19d	2	1.16mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,672	$3.19	0d	10	1.20mi
374 Moss St Unit 19 Chula Vista, CA	2.0	2.0	950	$2,390	$2.52	0d	1	1.24mi
930 3rd Ave Chula Vista, CA	2.0–3.0	2.0	1099	$2,906	$2.64	0d	3	1.24mi
1110 Melrose Ave Chula Vista, CA	3.0	2.0	1461	$4,395	$3.01	4d	1	1.25mi
378 Moss St Unit 14 Chula Vista, CA	3.0	2.0	1100	$2,695	$2.45	0d	1	1.29mi
1727 Melrose Ave #35 Chula Vista, CA	2.0	2.0	1225	$2,750	$2.24	21d	1	1.34mi
511 Wykes St Chula Vista, CA	2.0	1.0	1000	$2,650	$2.65	4d	1	1.39mi
1051 Broadway Unit 12 Chula Vista, CA	2.0	2.0	875	$2,475	$2.83	0d	1	1.44mi
1051 Broadway Unit 49 Chula Vista, CA	2.0	2.0	770	$2,225	$2.89	0d	1	1.44mi
1051 Broadway Unit 13 Chula Vista, CA	2.0	2.0	875	$2,325	$2.66	0d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $180,000 Active 107 DOM
2. 2026-06-18
   days on market $180,000 Active 104 DOM
3. 2026-06-17
   days on market $180,000 Active 103 DOM
4. 2026-06-16
   days on market $180,000 Active 102 DOM
5. 2026-06-15
   days on market $180,000 Active 101 DOM
6. 2026-06-13
   days on market $180,000 Active 99 DOM
7. 2026-06-13
   days on market $180,000 Active 98 DOM
8. 2026-06-09
   days on market $180,000 Active 95 DOM
9. 2026-06-08
   days on market $180,000 Active 94 DOM
10. 2026-06-07
    days on market $180,000 Active 93 DOM
11. 2026-06-04
    days on market $180,000 Active 90 DOM
12. 2026-06-03
    days on market $180,000 Active 89 DOM
13. 2026-06-02
    days on market $180,000 Active 88 DOM
14. 2026-06-01
    days on market $180,000 Active 87 DOM
15. 2026-05-31
    days on market $180,000 Active 86 DOM
16. 2026-03-05
    listed $180,000 Active
17. 2022-01-14
    soldstatus $140,000 Closed Sale 572-char remark

    Show marketing remark (572 chars)

    Welcome home!Lovely one of a kind home built in 2005. Home is in wonderful gated community in Chula Vista. Two bedroom, two bath home with vaulted ceilings, warm wood cabinets in the kitchen with bay windows. Home features an all white appliance package, washer/dryer included . Open concept family room/dining room. Unique front covered dual access porch that leads you into your private garden of Fruit trees. Two lemon trees, one apple tree and one tangerine tree. Backyard has a newer shed. Community swimming pool and large recreation room. Close to shops, freeways.

18. 2021-11-13
    status Pending Sale 572-char remark

    Show marketing remark (572 chars)

    Welcome home!Lovely one of a kind home built in 2005. Home is in wonderful gated community in Chula Vista. Two bedroom, two bath home with vaulted ceilings, warm wood cabinets in the kitchen with bay windows. Home features an all white appliance package, washer/dryer included . Open concept family room/dining room. Unique front covered dual access porch that leads you into your private garden of Fruit trees. Two lemon trees, one apple tree and one tangerine tree. Backyard has a newer shed. Community swimming pool and large recreation room. Close to shops, freeways.

19. 2021-09-28
    listed $145,999 Active 572-char remark

    Show marketing remark (572 chars)

    Welcome home!Lovely one of a kind home built in 2005. Home is in wonderful gated community in Chula Vista. Two bedroom, two bath home with vaulted ceilings, warm wood cabinets in the kitchen with bay windows. Home features an all white appliance package, washer/dryer included . Open concept family room/dining room. Unique front covered dual access porch that leads you into your private garden of Fruit trees. Two lemon trees, one apple tree and one tangerine tree. Backyard has a newer shed. Community swimming pool and large recreation room. Close to shops, freeways.

ⓘ 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 4/10 Moderate 6 d/yr ≥86°F today · 16 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: $33,699
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$5,236
• Taxable income: $9,388
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $9,442/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 — Chula Vista

• Score: 75/100
• State rank: #127
• US rank: #4345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chula Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 255,708
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 85,542
• Household income: $82,350
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 3751.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 34% White 12% Asian 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, Dominican Republic
• Languages at home: 35% English-only · Spanish 59% Tagalog/Filipino 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: ▼ -669.25%
• Current HPI: 413.8287
• Rent YoY: ▼ -2.56%
• 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

+23.3% since first listed

4 events — show timeline

• 2026-03-05 Listed $180,000 CRMLS
• 2022-01-14 Sold (MLS) $140,000 CRMLS
• 2021-11-13 Pending — CRMLS
• 2021-09-28 Listed $145,999 CRMLS