10767 Jamacha Blvd #1 · Spring Valley, CA 91978

$149,900

2 bd · 2.0 ba · 747 sqft · Manufactured public records · 22 Days on market

Built 2012 Est $126k · 19% over

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Why this score? — see what drove the C+ 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
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

'BANK OWNED' 2000 3bd 2ba Spacious for Single Wide. Split floor plan, drywall, vaulted ceilings, new carpet & paint. New Stove & dishwasher stay! Laminate kitchen counters & island. Inside Laundry room. Forced AC/Heat. Corner lot with big shade trees, tall bushes in front yard for privacy. Shed & wide carport.

Key facts

• Covered parking
• Outdoor space
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• COVERED PARKING
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot density approximately 6–10 units per acre; Elevation measured in feet
• HOA & community: Land lease: $1,750

Exterior

• Parking: Located in Lamplight Village (park name)
• Utilities: Public sewer; District/public water
• Home design: Single-story; Entry level: 1; Model: ELS-5614A; Mobile home remains on site
• Construction: Mobile home 14 ft by 56 ft; Living area source: public records; Year built source: public records
• Exterior features: Community pool; Dog park and community park nearby; Located in a community (Lamplight Village)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan; Main street entry
• Laundry & utility: Laundry in closet; Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.9% in Spring Valley — 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 59/100 on livability (#627 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, employment A, housing B+; Watch: schools D+, crime F, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $28k; list at $150k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $126,243
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10767 Jamacha Blvd #217	0.00mi	2/1.0	800 (+7%)	2mo	$135,000	$169	82
10707 Jamacha Blvd #72	0.20mi	3/1.0 (+1)	792 (+6%)	4mo	$125,000	$158	68
10707 Jamacha Blvd Spc 55	0.12mi	2/1.0	784 (+5%)	22mo	$172,500	$220	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.80×
• Total profit: $33,745
• Equity at exit: $22,351

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $103,943
• Equity at exit: $12,961

Cash invested: $41,972 (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 91978

• Active inventory: 20
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $912

Break-even live

Break-even rent $1,114

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10850 Jamacha Blvd Spring Valley, CA	1.0–2.0	1.0–2.0	865	$2,510	$2.90	2d	8	0.26mi
2956 Elm Tree Ct Spring Valley, CA	1.0	1.0	700	$2,045	$2.92	2d	1	0.27mi
2904 Anawood Way Spring Valley, CA	1.0	1.0	700	$2,250	$3.21	3d	1	0.41mi

Listing history 25 events

1. 2026-06-18
   days on market $149,900 Active 22 DOM
2. 2026-06-17
   days on market $149,900 Active 21 DOM
3. 2026-06-16
   days on market $149,900 Active 20 DOM
4. 2026-06-15
   days on market $149,900 Active 19 DOM
5. 2026-06-13
   days on market $149,900 Active 17 DOM
6. 2026-06-13
   days on market $149,900 Active 16 DOM
7. 2026-06-09
   days on market $149,900 Active 13 DOM
8. 2026-06-08
   days on market $149,900 Active 12 DOM
9. 2026-06-07
   days on market $149,900 Active 11 DOM
10. 2026-06-04
    days on market $149,900 Active 8 DOM
11. 2026-06-03
    days on market $149,900 Active 7 DOM
12. 2026-06-02
    days on market $149,900 Active 6 DOM
13. 2026-06-01
    days on market $149,900 Active 5 DOM
14. 2026-05-31
    days on market $149,900 Active 4 DOM
15. 2026-05-27
    listed $149,900 Active
16. 2025-02-01
    historical
17. 2025-01-04
    price $150,000
18. 2025-01-04
    status Active
19. 2025-01-02
    status Pending Sale
20. 2024-12-13
    price $148,000
21. 2024-11-05
    status Active
22. 2024-09-25
    status Pending Sale
23. 2024-08-27
    listed $150,000 Active
24. 2008-02-27
    soldstatus $28,000 335-char remark

    Show marketing remark (335 chars)

    'BANK OWNED' 2000 3bd 2ba Spacious for Single Wide. Split floor plan, drywall, vaulted ceilings, new carpet & paint. New Stove & dishwasher stay! Laminate kitchen counters & island. Inside Laundry room. Forced AC/Heat. Corner lot with big shade trees, tall bushes in front yard for privacy. Shed & wide carport.

25. 2007-08-02
    listed $35,000 335-char remark

    Show marketing remark (335 chars)

    'BANK OWNED' 2000 3bd 2ba Spacious for Single Wide. Split floor plan, drywall, vaulted ceilings, new carpet & paint. New Stove & dishwasher stay! Laminate kitchen counters & island. Inside Laundry room. Forced AC/Heat. Corner lot with big shade trees, tall bushes in front yard for privacy. Shed & wide carport.

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$764/yr (+$64/mo · 203.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,220
• − Mortgage interest: −$8,397
• − Property taxes: −$375
• − Insurance: −$750
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$4,361
• Taxable income: $8,983
• Est. tax owed @ 24.0%: −$2,156
• After-tax cash flow: $8,790/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Spring Valley

• Score: 59/100
• State rank: #627
• US rank: #19882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, CA
• City population: 61,064
• Population (ZIP): 10,511

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 0.70)
• Race & ethnicity: White 39% Hispanic / Latino 37% Two or more races 19% Black 11% Asian 6%
• Hispanic origin (detail): Mexican 28% Dominican 4%
• Common ancestry: Arab 4% Romanian 1% Portuguese 1%
• Foreign-born: 22% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 30% Arabic 3% Other Asian/Pacific 3%

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: ▼ -341.95%
• Current HPI: 330.6808
• Rent YoY: —
• Metro: —
• 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

+328.3% since first listed

11 events — show timeline

• 2026-05-27 Listed $149,900 CRMLS
• 2025-02-01 Listing Removed — CRMLS
• 2025-01-04 Price Changed $150,000 CRMLS
• 2025-01-04 Relisted — CRMLS
• 2025-01-02 Pending — CRMLS
• 2024-12-13 Price Changed $148,000 CRMLS
• 2024-11-05 Relisted — CRMLS
• 2024-09-25 Pending — CRMLS
• 2024-08-27 Listed $150,000 CRMLS
• 2008-02-27 Sold (MLS) $28,000 CRMLS
• 2007-08-02 Listed $35,000 CRMLS

Property tax history

-8.2%/yr

Latest (2013): $375 · +5.2% YoY. Source: county tax records.