2130 Sunset Dr #55 · Vista, CA 92081

$222,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 28 Days on market

Built 1975 2,500 sqft lot Est $215k · at est. ↓ 4% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +5.9/15.0
• Schools +4.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled home + NEW roof located in a well kept 55+ park near shopping, Costco, TriCity Medical, highways 78 & 5, Carlsbad and Oceanside beaches, shopping mall & more! Interior has been fully remodeled with a brand new Kitchen and Bathrooms, new flooring throughout (LVP in the living and wet areas and carpet for comfort in the bedrooms), new paint and fixtures and so much more! The Primary Suite offers double closets as well as dual sinks in the ensuite bathroom. The enclosed porch is not included in the listed square footage but offers additional usable space for hobbies, office, or storage. Low maintenance yard with garden box and storage shed. Conveniently located near gue

Key facts

• Dual sinks
• Brand new kitchen
• Double closets

Tags

• NEW ROOF
• REMODELED HOME
• BRAND NEW KITCHEN
• NEW FLOORING
• DOUBLE CLOSETS
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $223k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Recommended offer: $220k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.4% in 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 60/100 on livability (#584 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-; Watch: schools F, amenities F, cost of living F.
• Vista Unified (suburban): math 32% / reading 59% proficiency, ranked #175 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 82 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 ($105k/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 $2k of loan paydown is wiped out by about $7k 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 + 2.4% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,556 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $215,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Havenview Ln #101	0.26mi	2/2.0	1,344 (0%)	2mo	$225,000	$167	86
2130 Sunset Dr #70	0.00mi	2/2.0	1,440 (+7%)	2mo	$245,000	$170	86
2130 Sunset Dr #135	0.00mi	2/2.0	1,440 (+7%)	3mo	$199,000	$138	86
2130 Sunset Dr #14	0.01mi	2/2.0	1,440 (+7%)	3mo	$185,000	$128	85
2130 Sunset Dr #73	0.00mi	2/2.0	1,440 (+7%)	5mo	$193,000	$134	84
2130 Sunset Dr Spc 94	0.01mi	2/2.0	1,440 (+7%)	6mo	$150,000	$104	83
127 Brookside Ln	0.33mi	2/2.0	1,368 (+2%)	7mo	$280,000	$205	76
2130 Sunset Dr #69	0.01mi	3/2.0 (+1)	1,520 (+13%)	2mo	$349,900	$230	71
240 Havenview Ln	0.34mi	2/2.0	1,440 (+7%)	5mo	$245,000	$170	68
283 Picnic View Ln	0.43mi	2/2.0	1,440 (+7%)	0mo	$165,000	$115	68
243 Havenview Ln	0.35mi	2/2.0	1,464 (+9%)	4mo	$183,000	$125	66
201 Bright Creek Ln	0.40mi	2/2.0	1,440 (+7%)	6mo	$230,000	$160	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 · 2.44% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.39×
• Total profit: $24,356
• Equity at exit: $33,235

10-year hold

• IRR: 18.6%
• Equity multiple: 2.51×
• Total profit: $94,269
• Equity at exit: $19,272

Cash invested: $62,412 (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 92081

• Rents YoY: 2.4%
• Active inventory: 82
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,186 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,344/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $977

Break-even live

Break-even rent $1,950

Max offer price $222,900

Occupancy floor 64%

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3407 Del Este Way Oceanside, CA	3.0	2.0	1110	$3,434	$3.09	44d	1	0.23mi
3402 Los Mochis Way Oceanside, CA	3.0	2.0	1101	$3,250	$2.95	44d	1	0.26mi
3465 Los Mochis Way Oceanside, CA	2.0	1.5	1280	$3,100	$2.42	16d	1	0.29mi
4463 Jasper Ln Oceanside, CA	2.0	2.0	1436	$3,495	$2.43	44d	1	0.46mi
3657 Harbor View Way Oceanside, CA	3.0	1.5	1191	$3,050	$2.56	44d	1	0.49mi
333 N Emerald Dr Vista, CA	1.0–2.0	1.0–2.0	840	$3,009	$3.58	2d	46	0.63mi
1515 Date St Vista, CA	2.0	2.0	881	$2,795	$3.17	3d	1	0.82mi
1427 Janis Lynn Ln Vista, CA	3.0	2.5	1824	$3,700	$2.03	44d	1	0.93mi
4619 Waverly Rd Oceanside, CA	3.0	2.5	1754	$4,200	$2.39	2d	1	0.95mi
3675 Barnard Dr Oceanside, CA	1.0–2.0	1.0–2.0	915	$2,895	$3.16	17d	4	1.01mi
3675 Barnard Dr Oceanside, CA	1.0–2.0	1.0–2.0	915	$2,895	$3.16	24d	3	1.02mi
3675 Barnard Dr Oceanside, CA	1.0–2.0	1.0–2.0	915	$2,895	$3.16	5d	7	1.02mi
3675 Barnard Dr Oceanside, CA	2.0	2.0	1015	$2,845	$2.80	18d	3	1.02mi
164 Santa Barbara Way Vista, CA	3.0	2.0	1260	$3,800	$3.02	44d	1	1.03mi
3114 Dilla Pl Carlsbad, CA	3.0	2.5	1700	$1,900	$1.12	18d	1	1.11mi
2825 College Blvd Oceanside, CA	3.0	2.0	1140	$3,100	$2.72	44d	1	1.14mi
3661 Harvard Dr Oceanside, CA	3.0	2.5	1353	$3,295	$2.44	15d	1	1.17mi
3251 Marisol Pl Carlsbad, CA	1.0–3.0	1.0–2.0	1082	$3,726	$3.44	2d	13	1.28mi
3716 Jetty Pt Carlsbad, CA	3.0	2.0	1390	$4,200	$3.02	2d	1	1.42mi
4014 Backshore Ct Carlsbad, CA	3.0	2.5	1509	$4,350	$2.88	2d	1	1.48mi
701 Breeze Hill Rd Vista, CA	1.0–3.0	1.0–2.5	1013	$3,478	$3.43	2d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $222,900 Active 28 DOM
2. 2026-06-17
   days on market $222,900 Active 27 DOM
3. 2026-06-16
   days on market $222,900 Active 26 DOM
4. 2026-06-15
   days on market $222,900 Active 25 DOM
5. 2026-06-13
   days on market $222,900 Active 23 DOM
6. 2026-06-13
   days on market $222,900 Active 22 DOM
7. 2026-06-09
   days on market $222,900 Active 19 DOM
8. 2026-06-08
   days on market $222,900 Active 18 DOM
9. 2026-06-07
   days on market $222,900 Active 17 DOM
10. 2026-06-04
    days on market $222,900 Active 14 DOM
11. 2026-06-03
    days on market $222,900 Active 13 DOM
12. 2026-06-02
    days on market $222,900 Active 12 DOM
13. 2026-06-01
    days on market $222,900 Active 11 DOM
14. 2026-05-31
    days on market $222,900 Active 10 DOM
15. 2026-05-14
    historical
16. 2026-02-16
    price $239,900
17. 2025-12-05
    listed $249,900 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 5/10 Major 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,236
• − Mortgage interest: −$12,486
• − Property taxes: −$3,344
• − Insurance: −$1,114
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − Depreciation: −$6,484
• Taxable income: $8,690
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $9,636/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: Vista Unified
• NCES district ID: 0641190
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 59% ▲ 9.00%
• Median HH income: $60,067
• Composite: 39.91/100
• National rank: #3850
• State rank: #175 of 517 in CA

Livability — Vista

• Score: 60/100
• State rank: #584
• US rank: #18990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 29,002
• Household income: $105,379
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1683.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 20% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 17% Other Indo-European 2% Chinese 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: ▼ -279.77%
• Current HPI: 370.3578
• Rent YoY: ▲ 2.44%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-05-14 Listing Removed — CRMLS
• 2026-02-16 Price Changed $239,900 CRMLS
• 2025-12-05 Listed $249,900 CRMLS

Property tax history

-15.8%/yr

Latest (2013): $205 · -1.0% YoY. Source: county tax records.