255 E Bradley Ave #102 · Bostonia, CA 92021

$108,995

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 2 Days on market

Built 2000 Est $128k · 15% under

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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 +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Villa Cajon Mobile Home Estates, a welcoming all-age community where comfort, convenience, and family-friendly amenities come together. Residents enjoy access to a sparkling community pool and beautiful park, creating the perfect setting for relaxation and outdoor fun. An excellent opportunity for comfortable and affordable living in a convenient location close to shopping, dining, and freeway access. 4 minutes away to 67 and 8 freeway. Space rent is $1,800.00 per month Step inside this immaculate 3-bedroom, 2-bathroom home, built in 2000 and thoughtfully updated throughout. The spacious open-concept floor plan features soaring vaulted ceilings that create a bright and airy atmo

Key facts

• Community pool
• Upgraded kitchen
• Storage shed

Tags

• COMMUNITY POOL
• UPGRADED KITCHEN
• STORAGE SHED

Property features AI

Finance

• Other: Located in Villa Cajon Mobile Home community
• HOA & community: Community amenities include pool, playground, picnic area and sport court; Association fees include water and sewer

Exterior

• Parking: Assigned parking; 1-car garage (3 total parking spaces)
• Security: Smoke and carbon monoxide detectors
• Utilities: Public water; Sewer connected
• Home design: Mobile home; Single-story
• Construction: Stucco construction; Asphalt roof; Built on a foundation (mobile home)
• Exterior features: Porch; Community in-ground pool; Playground; Picnic area; Sport court; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace heating; Electric heating; Central air conditioning
• Interior features: Disposal; Water heater; Carbon monoxide detector(s); Smoke detector(s); Has view
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 19.6% 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; 40 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).
• This rent runs 38% of the median local income ($74k/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 $753 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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: major flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,995

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: 2.16% ✓
• Cap rate: 19.55%
• Cash-on-cash: 47.36%
• DSCR: 3.11
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $127,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 E Bradley Ave #48	0.11mi	2/1.0	800 (-9%)	1mo	$79,999	$100	75
255 E Bradley Ave #119	0.03mi	3/1.5 (+1)	950 (+8%)	4mo	$121,000	$127	75
255 E Bradley Ave #13	0.00mi	2/2.0	960 (+9%)	14mo	$165,000	$172	73
255 E Bradley Ave Spc 79	0.00mi	2/2.0	760 (-14%)	6mo	$95,500	$126	72
255 E Bradley Ave #11	0.03mi	2/2.0	800 (-9%)	17mo	$130,000	$163	69
351 E Bradley Ave #45	0.10mi	2/2.0	960 (+9%)	15mo	$135,000	$141	68
351 E Bradley Ave #91	0.15mi	3/1.0 (+1)	880 (0%)	20mo	$140,000	$159	68
351 E Bradley Ave Spc 125	0.15mi	3/2.0 (+1)	960 (+9%)	10mo	$150,000	$156	65
400 Greenfield Dr Spc 123	0.24mi	2/2.0	960 (+9%)	11mo	$107,000	$111	64
351 E Bradley Ave #75	0.15mi	2/2.5	1,000 (+14%)	22mo	$145,000	$145	50
751 E Bradley Ave #43	0.42mi	2/2.0	960 (+9%)	21mo	$245,000	$255	48

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: 41.4%
• Equity multiple: 2.71×
• Total profit: $52,112
• Equity at exit: $16,252

10-year hold

• IRR: 46.3%
• Equity multiple: 4.85×
• Total profit: $117,345
• Equity at exit: $9,424

Cash invested: $30,519 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$572
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,204

Break-even live

Break-even rent $835

Max offer price $108,995

Occupancy floor 44%

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: $27,249
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	1d	13	0.22mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	1d	1	0.22mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	1d	7	0.29mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	1d	13	0.29mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	1d	3	0.30mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	1d	1	0.33mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	24d	1	0.40mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,128	$2.84	1d	8	0.47mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.56mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	2d	1	0.65mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	23d	1	0.70mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	0.71mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	7d	1	0.76mi
848 N Mollison Ave El Cajon, CA	1.0	1.0	690	$2,101	$3.04	1d	5	0.80mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	1d	1	0.86mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	1d	5	0.87mi
8527 Graves Ave Santee, CA	1.0–2.0	1.0–2.0	505	$2,000	$3.96	1d	1	0.90mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,150	$2.54	1d	11	0.91mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	1d	1	0.91mi
798 McClure St Apt 7 El Cajon, CA	1.0	1.0	570	$1,595	$2.80	1d	1	0.91mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	1d	8	0.96mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,978	$2.33	1d	4	0.97mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	4d	1	0.99mi
1037 Peach Ave El Cajon, CA	1.0	1.0	560	$1,694	$3.03	1d	4	0.99mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	1d	1	1.04mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	1.09mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	1d	1	1.11mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	1.12mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	1.12mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	1d	1	1.13mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	1d	1	1.15mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	2d	1	1.15mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	2d	1	1.18mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	1d	11	1.18mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	7d	9	1.18mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	1d	1	1.18mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	1d	1	1.19mi
8729 Graves Ave Santee, CA	1.0–2.0	1.0	752	$2,385	$3.17	1d	8	1.19mi
444 Graves Ave El Cajon, CA	1.0	1.0	600	$1,815	$3.02	2d	1	1.21mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	1.25mi

Listing history 3 events

1. 2026-06-18
   days on market $108,995 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $108,995 Active 1 DOM

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$319/yr (+$27/mo · 62.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 18 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: $28,311
• − Mortgage interest: −$6,105
• − Property taxes: −$509
• − Insurance: −$545
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$3,171
• Taxable income: $13,451
• Est. tax owed @ 24.0%: −$3,228
• After-tax cash flow: $11,225/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

+55.7% since first listed

3 events — show timeline

• 2026-06-12 Listed $108,995 SDMLS
• 2005-01-11 Listing Removed — SDMLS
• 2004-09-29 Listed $70,000 SDMLS

Property tax history

-8.4%/yr

Latest (2013): $509 · +5.3% YoY. Source: county tax records.