450 E Bradley Ave #151 · Bostonia, CA 92021

$199,900

3 bd · 2.0 ba · 1,599 sqft · Manufactured public records · 56 Days on market

Built 2001 Est $182k · 10% over

---

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
• Schools +4.0/10.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! Primary 55+ Secondary 45+ Community. Welcome to a rare private corner unit tucked away at the far end of the community. one of the most desirable locations for added privacy and ample parking. This beautifully maintained and remodeled home offers a premium blend of comfort, functionality, and thoughtful design. As you enter, you’re welcomed by an open and inviting layout featuring the living room, dining area, and a fully upgraded kitchen. New flooring flows seamlessly throughout the home, while the remodeled kitchen showcases generous cabinetry, modern appliances, and a spacious island, perfect for meal prep, entertaining, or gathering with guests. Two well-appointe

Key facts

• Private corner unit
• Remodeled kitchen
• 4 parking spots

Tags

• PRIVATE CORNER UNIT
• REMODELED KITCHEN
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Community pool; Located in Rancho Mesa community

Exterior

• Parking: 4 parking spaces
• Utilities: Solar energy generation
• Home design: Manufactured home; Single-story
• Construction: Solar (green energy)
• Exterior features: Gate; Shingle roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas cooktop
• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating via fireplace, electric and natural gas; Solar generation
• Interior features: Fireplace; Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 6.0% in Bostonia — 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 65/100 on livability (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute 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: Rents soft (-0.8%/yr); 238 active listings in the ZIP; 10 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).
• At $3,090/mo this rent would consume 50% of the median local household income ($74k/yr) (locally 4178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.55% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.64%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $182,286
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 E Bradley Ave #89	0.07mi	2/2.0 (-1)	1,440 (-10%)	0mo	$85,000	$59	75
450 E Bradley Ave #41	0.00mi	3/2.0	1,456 (-9%)	15mo	$198,000	$136	73
450 E Bradley Ave #115	0.07mi	2/2.0 (-1)	1,440 (-10%)	7mo	$169,000	$117	69
450 E Bradley Ave Spc 79	0.04mi	2/2.0 (-1)	1,440 (-10%)	14mo	$75,000	$52	65
255 E Bradley Ave Spc 21	0.31mi	3/2.0	1,500 (-6%)	14mo	$143,000	$95	64
450 E Bradley Ave #46	0.00mi	3/2.0	1,419 (-11%)	21mo	$180,000	$127	64
450 E Bradley Ave #96	0.00mi	3/2.0	1,400 (-12%)	21mo	$159,998	$114	61
400 Greenfield Dr Spc 26 #26	0.46mi	3/2.0	1,440 (-10%)	5mo	$160,200	$111	58
1120 Pepper Dr #121	0.72mi	2/2.0 (-1)	1,534 (-4%)	14mo	$240,000	$156	43
1120 Pepper Dr #17	0.72mi	2/2.0 (-1)	1,440 (-10%)	4mo	$125,000	$87	42
1120 Pepper Dr #78	0.66mi	2/2.0 (-1)	1,368 (-14%)	10mo	$300,000	$219	32

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: 17.3%
• Equity multiple: 1.67×
• Total profit: $37,637
• Equity at exit: $29,806

10-year hold

• IRR: 23.7%
• Equity multiple: 2.78×
• Total profit: $99,431
• Equity at exit: $17,284

Cash invested: $55,972 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,090 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $1,243

Break-even live

Break-even rent $1,517

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	2d	3	0.19mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.52mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	2d	1	0.86mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.18mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	2d	1	1.18mi
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	2d	1	1.20mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	1.22mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	1.22mi
1255 Marline Ave Unit 1255 El Cajon, CA	4.0	2.5	1730	$4,200	$2.43	2d	1	1.31mi
8712 N Magnolia Ave Santee, CA	2.0	2.0	1060	$2,875	$2.71	2d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $199,900 Active 56 DOM
2. 2026-06-17
   days on market $199,900 Active 55 DOM
3. 2026-06-16
   days on market $199,900 Active 54 DOM
4. 2026-06-15
   days on market $199,900 Active 53 DOM
5. 2026-06-13
   days on market $199,900 Active 51 DOM
6. 2026-06-13
   days on market $199,900 Active 50 DOM
7. 2026-06-09
   days on market $199,900 Active 47 DOM
8. 2026-06-08
   days on market $199,900 Active 46 DOM
9. 2026-06-07
   days on market $199,900 Active 45 DOM
10. 2026-06-04
    days on market $199,900 Active 42 DOM
11. 2026-06-03
    days on market $199,900 Active 41 DOM
12. 2026-06-02
    days on market $199,900 Active 40 DOM
13. 2026-06-01
    days on market $199,900 Active 39 DOM
14. 2026-05-31
    days on market $199,900 Active 38 DOM
15. 2026-04-21
    listed $199,900 Active
16. 2026-04-14
    historical
17. 2026-03-09
    price $224,900
18. 2026-02-11
    listed $249,900 Active
19. 2011-01-12
    historical
20. 2010-11-12
    price $94,900
21. 2010-11-08
    price $99,000
22. 2010-10-26
    price $115,000
23. 2010-10-18
    price $120,000
24. 2010-06-15
    listed $125,000 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: $799 · $67/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$720/yr (+$60/mo · 90.1%)

ⓘ 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 5/10 Major 5 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,077
• − Mortgage interest: −$11,198
• − Property taxes: −$799
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$5,815
• Taxable income: $12,334
• Est. tax owed @ 24.0%: −$2,960
• After-tax cash flow: $11,953/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 — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

+59.9% since first listed

10 events — show timeline

• 2026-04-21 Listed $199,900 SDMLS
• 2026-04-14 Listing Removed — SDMLS
• 2026-03-09 Price Changed $224,900 SDMLS
• 2026-02-11 Listed $249,900 SDMLS
• 2011-01-12 Listing Removed — SDMLS
• 2010-11-12 Price Changed $94,900 SDMLS
• 2010-11-08 Price Changed $99,000 SDMLS
• 2010-10-26 Price Changed $115,000 SDMLS
• 2010-10-18 Price Changed $120,000 SDMLS
• 2010-06-15 Listed $125,000 SDMLS

Property tax history

-11.0%/yr

Latest (2013): $799 · +3.3% YoY. Source: county tax records.