501 Anita St #71 · Chula Vista, CA 91911

$135,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 86 Days on market

Built 1969 Fair condition Est $144k · 6% under ↓ 15% 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 +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

You get it all, open breeze floor plan with lots of light. 2-bedroom, 2-bathroom, carport with 2 spaces. Nice yard with orange tree, patio for gatherings, sun room, plus space for a veggie garden. Huge living and dining has built in China cabinet and buffet. Included washer, dryer, refrigerator, and new carpet. All this in a great senior community with pool, BBQ area, club house, clean well maintained common areas, and friendly community. Close to shopping, 2 minutes away from freeway, trolley, and bus stop right on Anita Street. One of the few that is located a few steps from Guest Parking.

Key facts

• Sunroom
• Huge living
• Pool

Tags

• OPEN BREEZE FLOOR PLAN
• SUNROOM
• ORANGE TREE
• PATIO
• HUGE LIVING
• POOL

Property features AI

Finance

• HOA & community: Senior community; Community pool

Exterior

• Parking: Attached garage
• Utilities: Private water; Sewer connected
• Home design: Mobile home; Single-story
• Construction: Shingle siding
• Exterior features: Private water source; Sewer connected; Located in a senior community; Located in the Granada Estates subdivision (Chula Vista)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Range hood; Community pool access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

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 $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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.
• Market conditions: Rents soft (-2.6%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 ($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 $933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.82% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.03%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Anita St #176	0.13mi	2/2.0	960 (0%)	16mo	$150,000	$156	81
501 Anita St. Spc 16	0.00mi	2/2.0	1,101 (+15%)	6mo	$200,000	$182	71
444 Anita St #55	0.22mi	2/2.0	1,022 (+6%)	11mo	$153,000	$150	70
501 Anita #73	0.13mi	2/2.0	1,040 (+8%)	14mo	$150,000	$144	68
501 Anita St Spc 37	0.13mi	2/2.0	900 (-6%)	19mo	$125,000	$139	68
444 Anita St #66	0.22mi	2/1.0	960 (0%)	23mo	$110,000	$115	66
521 Orange Ave #150	0.27mi	2/2.0	1,046 (+9%)	9mo	$430,000	$411	65
521 Orange Ave #34	0.35mi	2/2.0	1,080 (+12%)	2mo	$405,000	$375	61
501 Anita St #34	0.13mi	1/1.0 (-1)	1,064 (+11%)	19mo	$137,000	$129	51
521 Orange Ave #67	0.35mi	2/2.0	1,080 (+12%)	20mo	$340,000	$315	46
368 Anita St Spc 96	0.38mi	2/2.0	1,100 (+15%)	19mo	$125,000	$114	42

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: 23.6%
• Equity multiple: 1.93×
• Total profit: $35,223
• Equity at exit: $20,129

10-year hold

• IRR: 29.5%
• Equity multiple: 3.27×
• Total profit: $85,734
• Equity at exit: $11,672

Cash invested: $37,800 (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: 161
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,009

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,102	-5% $1,056	+0% $1,009	+5% $962	+10% $916
Rent	-10% $815	-5% $912	+0% $1,009	+5% $1,106	+10% $1,203
Rate	-1.0pp $1,077	-0.5pp $1,043	base $1,009	+0.5pp $974	+1.0pp $938

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Main St Chula Vista, CA	1.0	1.0	600	$1,495	$2.49	22d	1	0.18mi
393 Montgomery St Unit 4 Chula Vista, CA	2.0	1.0	757	$2,095	$2.77	11d	1	0.20mi
528 Anita St #59 Chula Vista, CA	1.0	1.0	636	$2,000	$3.14	2d	1	0.26mi
317 Tremont St Unit 5 Chula Vista, CA	2.0	1.0	870	$2,295	$2.64	2d	1	0.40mi
1486 Broadway Chula Vista, CA	1.0	1.0	605	$1,995	$3.30	2d	1	0.42mi
307 Orange Ave Chula Vista, CA	1.0–2.0	1.0–2.0	662	$2,225	$3.36	2d	2	0.46mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,292	$3.99	2d	9	0.59mi
1250 Fifth Ave Chula Vista, CA	2.0–3.0	2.0	1045	$2,500	$2.39	2d	4	0.67mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,701	$3.23	2d	12	0.71mi
240 Quintard St Chula Vista, CA	1.0–2.0	1.0	662	$2,400	$3.62	2d	4	0.73mi
1440 Second Ave Chula Vista, CA	1.0	1.0	603	$2,210	$3.67	2d	1	0.73mi
1240 Fourth Ave Chula Vista, CA	3.0	1.0	1000	$4,588	$4.59	3d	1	0.73mi
555 Oxford St Chula Vista, CA	1.0–2.0	1.0	579	$2,362	$4.08	2d	1	0.76mi
210 Quintard St Chula Vista, CA	1.0	1.0	685	$1,785	$2.61	2d	2	0.79mi
495 Queen Anne Dr Unit 1 Chula Vista, CA	2.0	1.0	1000	$2,800	$2.80	3d	1	0.87mi
1145 Fourth Ave Chula Vista, CA	1.0	1.0	700	$1,945	$2.78	2d	1	0.98mi
236 Kennedy St Unit 13 Chula Vista, CA	1.0	1.0	625	$1,950	$3.12	2d	1	0.98mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	2d	1	1.06mi
868 Elise St Unit B Chula Vista, CA	3.0	1.0	909	$2,400	$2.64	2d	1	1.07mi
540 Naples St Chula Vista, CA	1.0	1.0	650	$1,850	$2.85	2d	1	1.08mi
520 Naples St Chula Vista, CA	1.0	1.0	625	$1,925	$3.08	3d	4	1.08mi
1055 Granjas Rd Chula Vista, CA	1.0	1.0	550	$1,795	$3.26	2d	2	1.13mi
1051 Broadway Unit 13 Chula Vista, CA	2.0	2.0	875	$2,325	$2.66	2d	1	1.17mi
1051 Broadway Unit 17 Chula Vista, CA	1.0	1.0	602	$2,095	$3.48	2d	1	1.17mi
1051 Broadway Unit 49 Chula Vista, CA	2.0	2.0	770	$2,225	$2.89	2d	1	1.17mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	2d	1	1.17mi
128 Henry Ln Unit B Chula Vista, CA	2.0	1.0	1000	$2,100	$2.10	2d	1	1.20mi
511 Wykes St Chula Vista, CA	2.0	1.0	1000	$2,650	$2.65	3d	1	1.22mi
1487 Hilltop Dr Chula Vista, CA	2.0	2.0	680	$2,399	$3.53	2d	1	1.24mi
768 Hollister St San Diego, CA	2.0	2.0	840	$2,300	$2.74	2d	1	1.24mi
1035 Fourth Ave Chula Vista, CA	2.0	2.0	910	$2,495	$2.74	18d	2	1.25mi
1038 Oaklawn Ave Chula Vista, CA	3.0	1.5	1044	$3,995	$3.83	2d	1	1.28mi
615 Moss St Chula Vista, CA	2.0	2.0	800	$2,400	$3.00	2d	2	1.29mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	2d	9	1.29mi
1051 Del Mar Ave Chula Vista, CA	1.0	1.0	600	$1,895	$3.16	2d	3	1.32mi
3865 Main St Chula Vista, CA	2.0	2.0	741	$2,950	$3.98	15d	1	1.33mi
574 Moss St Chula Vista, CA	1.0–2.0	1.0	749	$2,740	$3.66	2d	1	1.33mi
986 Broadway Unit 982-209 Chula Vista, CA	1.0	1.0	725	$2,595	$3.58	18d	1	1.34mi
986 Broadway Unit 982-313 Chula Vista, CA	2.0	2.0	1020	$2,995	$2.94	15d	1	1.34mi
986 Broadway Unit 982-314 Chula Vista, CA	2.0	2.0	1044	$3,295	$3.16	8d	1	1.34mi

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 86 DOM
2. 2026-06-18
   days on market $135,000 Active 83 DOM
3. 2026-06-17
   days on market $135,000 Active 82 DOM
4. 2026-06-16
   days on market $135,000 Active 81 DOM
5. 2026-06-15
   days on market $135,000 Active 80 DOM
6. 2026-06-13
   days on market $135,000 Active 78 DOM
7. 2026-06-13
   days on market $135,000 Active 77 DOM
8. 2026-06-09
   days on market $135,000 Active 74 DOM
9. 2026-06-08
   days on market $135,000 Active 73 DOM
10. 2026-06-07
    days on market $135,000 Active 72 DOM
11. 2026-06-04
    days on market $135,000 Active 69 DOM
12. 2026-06-03
    days on market $135,000 Active 68 DOM
13. 2026-06-02
    days on market $135,000 Active 67 DOM
14. 2026-06-01
    days on market $135,000 Active 66 DOM
15. 2026-05-31
    days on market $135,000 Active 65 DOM
16. 2026-03-27
    listed $135,000 Active
17. 2025-12-09
    status Active
18. 2025-11-28
    historical
19. 2025-11-28
    status Pending
20. 2025-10-24
    listed $139,000 Active
21. 2025-10-23
    historical
22. 2025-09-19
    listed $159,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥86°F today · 17 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: $29,499
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$3,927
• Taxable income: $10,589
• Est. tax owed @ 24.0%: −$2,541
• After-tax cash flow: $9,567/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily in the kitchen and bathroom. Upgrading these areas would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — basic and in need of updating

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would increase both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would increase both resale and rental value
• Both paint interior walls — painting the interior walls would improve the home's appearance and increase both resale and rental value
• Both replace carpeting — replacing the carpeting would improve the home's appearance and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would increase both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would increase both resale and rental value ↑
• Both paint interior walls — painting the interior walls would improve the home's appearance and increase both resale and rental value ↑
• Both replace carpeting — replacing the carpeting would improve the home's appearance and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-15.1% since first listed

7 events — show timeline

• 2026-03-27 Listed $135,000 SDMLS
• 2025-12-09 Relisted — SDMLS
• 2025-11-28 Listing Removed — SDMLS
• 2025-11-28 Pending — SDMLS
• 2025-10-24 Listed $139,000 SDMLS
• 2025-10-23 Listing Removed — SDMLS
• 2025-09-19 Listed $159,000 SDMLS