718 Sycamore Ave #19 · Vista, CA 92083

$160,000

2 bd · 2.0 ba · 1,224 sqft · Manufactured · 114 Days on market

Built 1968 Good condition $131/sqft · 7% above area Est $149k · 7% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• ARV discount +4.2/15.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated double-wide mobile home located in a desirable 55+ community. This well-maintained home features 2 bedrooms and 2 full bathrooms, with a remodeled kitchen showcasing quartz countertops, newer cabinetry, and convenient in-kitchen laundry. Laminate flooring runs throughout the home, creating a clean, modern feel. Enjoy the covered carport and low-maintenance living in a friendly park setting. Community amenities include a clubhouse with pool and spa, billiards room, and library. Ideally located close to shopping with easy access to Highway 78. Monthly space rent is $1,450.

Key facts

• Quartz countertops
• Laminate flooring
• Covered carport

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• NEWER CABINETRY
• IN-KITCHEN LAUNDRY
• LAMINATE FLOORING
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

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 $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• San Marcos Unified (suburban): math 52% / reading 67% proficiency, ranked #249 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 74 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 41% of the median local income ($87k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.4% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $55k; list at $160k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.81%
• Cash-on-cash: 33.98%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $149,000
• List price: $160,000
• Delta: 7.38%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Sycamore Ave Ave #157	0.03mi	2/2.0	1,260 (+3%)	15mo	$195,000	$155	81
718 Sycamore Ave #134	0.13mi	2/2.0	1,120 (-8%)	6mo	$140,000	$125	75
718 Sycamore Ave #193	0.13mi	2/2.0	1,368 (+12%)	1mo	$149,000	$109	74
718 Sycamore Ave #115	0.07mi	2/2.0	1,392 (+14%)	6mo	$90,000	$65	68
718 Sycamore Ave #133	0.13mi	2/2.0	1,344 (+10%)	12mo	$186,700	$139	67
718 Sycamore Ave #173	0.13mi	2/2.0	1,368 (+12%)	11mo	$265,000	$194	65
718 Sycamore Ave #100	0.13mi	3/2.0 (+1)	1,173 (-4%)	20mo	$282,000	$240	65
718 Sycamore #22	0.07mi	2/2.5	1,116 (-9%)	20mo	$250,000	$224	63
718 Sycamore Ave #145	0.13mi	2/2.0	1,040 (-15%)	16mo	$190,000	$183	55

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.26×
• Total profit: $56,247
• Equity at exit: $23,857

10-year hold

• IRR: 37.4%
• Equity multiple: 4.54×
• Total profit: $158,728
• Equity at exit: $13,834

Cash invested: $44,800 (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 92083

• Rents YoY: 3.4%
• Active inventory: 74
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,005 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $1,269

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 53%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Heatherwood Ln Vista, CA	1.0–2.0	1.0–2.0	786	$2,950	$3.75	2d	8	0.41mi
1941 Wellington Ln #7 Vista, CA	2.0	2.0	924	$2,750	$2.98	43d	1	0.42mi
1982 Wellington Ln Vista, CA	1.0–2.0	1.0–2.0	852	$3,036	$3.56	2d	3	0.42mi
920 Sycamore Ave Vista, CA	2.0	2.0	950	$2,675	$2.82	2d	1	0.46mi
972 Ashton Ct Vista, CA	3.0	2.5	1482	$4,388	$2.96	4d	1	0.57mi
221 Smilax Rd Vista, CA	1.0–2.0	1.0–2.0	855	$2,799	$3.27	2d	8	0.63mi
2183 Primrose Ave Unit B Vista, CA	1.0	1.0	850	$2,075	$2.44	24d	1	0.64mi
1961 Anna Ln Vista, CA	3.0	2.0	1407	$3,700	$2.63	12d	1	0.65mi
1906 Northbrook Ct Vista, CA	3.0	2.0	1488	$4,500	$3.02	1d	1	0.70mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	43d	1	0.72mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	24d	1	0.72mi
2144 University Dr Vista, CA	2.0	1.0–2.0	748	$2,815	$3.76	10d	1	0.72mi
300 Smilax Rd Unit 11 San Marcos, CA	2.0	1.0	875	$2,675	$3.06	24d	1	0.74mi
266 Avenida de Suerte San Marcos, CA	3.0	2.0	1132	$3,495	$3.09	21d	1	0.78mi
122 Palmyra Dr Vista, CA	2.0	1.5	1054	$2,588	$2.46	43d	1	0.79mi
420 Smilax Rd San Marcos, CA	2.0	2.0	896	$2,445	$2.73	2d	3	0.88mi
2080 Buena Creek Rd Vista, CA	2.0	1.0	978	$3,000	$3.07	2d	1	1.17mi
258 Mar Vista Dr Vista, CA	3.0	2.0	1134	$4,250	$3.75	17d	1	1.25mi
2000 S Melrose Dr Vista, CA	1.0–2.0	1.0–2.0	841	$3,105	$3.69	1d	8	1.44mi
1580 Shadowridge Dr Vista, CA	1.0–2.0	1.0–2.0	800	$3,014	$3.77	1d	8	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 114 DOM
2. 2026-06-17
   days on market $160,000 Active 113 DOM
3. 2026-06-16
   days on market $160,000 Active 112 DOM
4. 2026-06-15
   days on market $160,000 Active 111 DOM
5. 2026-06-13
   days on market $160,000 Active 109 DOM
6. 2026-06-09
   days on market $160,000 Active 105 DOM
7. 2026-06-08
   days on market $160,000 Active 104 DOM
8. 2026-06-07
   days on market $160,000 Active 103 DOM
9. 2026-06-04
   days on market $160,000 Active 100 DOM
10. 2026-06-03
    days on market $160,000 Active 99 DOM
11. 2026-06-02
    days on market $160,000 Active 98 DOM
12. 2026-06-01
    days on market $160,000 Active 97 DOM
13. 2026-05-31
    days on market $160,000 Active 96 DOM
14. 2026-02-24
    listed $160,000 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated double-wide mobile home located in a desirable 55+ community. This well-maintained home features 2 bedrooms and 2 full bathrooms, with a remodeled kitchen showcasing quartz countertops, newer cabinetry, and convenient in-kitchen laundry. Laminate flooring runs throughout the home, creating a clean, modern feel. Enjoy the covered carport and low-maintenance living in a friendly park setting. Community amenities include a clubhouse with pool and spa, billiards room, and library. Ideally located close to shopping with easy access to Highway 78. Monthly space rent is $1,450.

15. 2020-08-14
    soldstatus $55,000 Closed Sale 584-char remark

    Show marketing remark (584 chars)

    No property taxes! Spacious yard with two porches and two sheds. Handicap ramp. Painted white walls. Some upgraded laminate floors. Built in hutch in Dining room. Dining bar in Kitchen. Walk in closet in Master Bedroom. Conveniently located across from guest parking, close to highway 78 & walking distance to Stater Brothers, pharmacies, Wallgreens, Walmart, Target, Petsmart, dining, & more! Can be sold mostly furnished!. Neighborhoods: Grandview Terrace Complex Features: , ,, Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

16. 2020-08-14
    soldstatus $55,000 Sold 584-char remark

    Show marketing remark (584 chars)

    No property taxes! Spacious yard with two porches and two sheds. Handicap ramp. Painted white walls. Some upgraded laminate floors. Built in hutch in Dining room. Dining bar in Kitchen. Walk in closet in Master Bedroom. Conveniently located across from guest parking, close to highway 78 & walking distance to Stater Brothers, pharmacies, Wallgreens, Walmart, Target, Petsmart, dining, & more! Can be sold mostly furnished!. Neighborhoods: Grandview Terrace Complex Features: , ,, Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

17. 2020-07-22
    status Pending 584-char remark

    Show marketing remark (584 chars)

    No property taxes! Spacious yard with two porches and two sheds. Handicap ramp. Painted white walls. Some upgraded laminate floors. Built in hutch in Dining room. Dining bar in Kitchen. Walk in closet in Master Bedroom. Conveniently located across from guest parking, close to highway 78 & walking distance to Stater Brothers, pharmacies, Wallgreens, Walmart, Target, Petsmart, dining, & more! Can be sold mostly furnished!. Neighborhoods: Grandview Terrace Complex Features: , ,, Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

18. 2020-07-22
    status Pending Sale 584-char remark

    Show marketing remark (584 chars)

    No property taxes! Spacious yard with two porches and two sheds. Handicap ramp. Painted white walls. Some upgraded laminate floors. Built in hutch in Dining room. Dining bar in Kitchen. Walk in closet in Master Bedroom. Conveniently located across from guest parking, close to highway 78 & walking distance to Stater Brothers, pharmacies, Wallgreens, Walmart, Target, Petsmart, dining, & more! Can be sold mostly furnished!. Neighborhoods: Grandview Terrace Complex Features: , ,, Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

19. 2020-06-26
    listed $59,900 Active 584-char remark

    Show marketing remark (584 chars)

    No property taxes! Spacious yard with two porches and two sheds. Handicap ramp. Painted white walls. Some upgraded laminate floors. Built in hutch in Dining room. Dining bar in Kitchen. Walk in closet in Master Bedroom. Conveniently located across from guest parking, close to highway 78 & walking distance to Stater Brothers, pharmacies, Wallgreens, Walmart, Target, Petsmart, dining, & more! Can be sold mostly furnished!. Neighborhoods: Grandview Terrace Complex Features: , ,, Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

20. 2020-06-25
    listed $59,900 Active 584-char remark

    Show marketing remark (584 chars)

    No property taxes! Spacious yard with two porches and two sheds. Handicap ramp. Painted white walls. Some upgraded laminate floors. Built in hutch in Dining room. Dining bar in Kitchen. Walk in closet in Master Bedroom. Conveniently located across from guest parking, close to highway 78 & walking distance to Stater Brothers, pharmacies, Wallgreens, Walmart, Target, Petsmart, dining, & more! Can be sold mostly furnished!. Neighborhoods: Grandview Terrace Complex Features: , ,, Equipment: Dryer, Range/Oven, Washer Other Fees: 0 Sewer: Sewer Connected Topography: LL

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 21 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: $36,064
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$4,655
• Taxable income: $13,477
• Est. tax owed @ 24.0%: −$3,234
• After-tax cash flow: $11,988/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained double-wide mobile home in a desirable 55+ community features updated kitchens and bathrooms, laminate flooring, and a low-maintenance exterior. It is ready for a new owner to move in and enjoy the community amenities.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: San Marcos Unified
• NCES district ID: 0634880
• Math proficiency: 52% ▲ 1.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $64,752
• Composite: 53.67/100
• National rank: #3093
• State rank: #249 of 1400 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

• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,375
• Household income: $86,974
• Rent vs Own: 50.3% rent · 49.7% own
• Severe rent burden: 1813.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 33% White 27% Asian 4% Black 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 47% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -560.30%
• Current HPI: 417.0863
• Rent YoY: ▲ 3.44%
• 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

+167.1% since first listed

7 events — show timeline

• 2026-02-24 Listed $160,000 CRMLS
• 2020-08-14 Sold (MLS) $55,000 SDMLS
• 2020-08-14 Sold (MLS) $55,000 CRMLS
• 2020-07-22 Pending — SDMLS
• 2020-07-22 Pending — CRMLS
• 2020-06-26 Listed $59,900 CRMLS
• 2020-06-25 Listed $59,900 SDMLS