718 Sycamore Ave #14 · Vista, CA 92083

$289,900

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 96 Days on market

Built 2016 6,050 sqft lot $212/sqft · 95% above area

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2016 Manufactured Home in a Desirable Adult Community-Vista CA. Welcome to this impeccably maintained 2016 manufactured home located in a highly sought after 55 plus community in Vista California. This home offers the perfect blend of comfort, convenience, and low maintenance living. Situated in a prime central location, residents enjoy easy access to public transportation, nearby shopping and dining, and a quick freeway access. Ideal for getting around North County and beyond. Inside, the home features a spacious 3-bedroom, 2 full bath floor plan, designed for privacy living. The main living area features attractive laminate flooring while the bedrooms are comfortable carpeted. Full size washer and dryer are included, along with upgraded stainless-steel appliances that make the kitchen shine. The Kitchen counter tops are custom stone. Step outside to a welcoming covered porch, perfect for morning coffee or relaxing. The exterior is finished w/ durable low maintenance Hardi Board. The fully fenced side yard boast turf landscaping. Additional highlights are a covered carport and large shed. This home is turnkey. Home is move in ready and waiting for its next owner. Call for your private showing.

Key facts

• Laminate flooring
• Carpeted bedrooms
• Central location

Tags

• CENTRAL LOCATION
• PUBLIC TRANSPORTATION
• SHOPPING AND DINING
• FREEWAY ACCESS
• LAMINATE FLOORING
• CARPETED BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $264k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• At $3,295/mo this rent would consume 45% of the median local household income ($87k/yr) (locally 1813% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $290k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $263,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $149,000
• List price: $289,900
• Delta: 94.56%
• Verdict: OVERPRICED
• 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 #193	0.13mi	2/2.0 (-1)	1,368 (0%)	1mo	$149,000	$109	88
718 Sycamore Ave #115	0.07mi	2/2.0 (-1)	1,392 (+2%)	6mo	$90,000	$65	83
718 Sycamore Ave #173	0.13mi	2/2.0 (-1)	1,368 (0%)	11mo	$265,000	$194	80
718 SYCAMORE Ave #195	0.07mi	3/2.0	1,512 (+10%)	4mo	$307,500	$203	76
718 Sycamore Ave #133	0.13mi	2/2.0 (-1)	1,344 (-2%)	13mo	$186,700	$139	76
718 Sycamore Ave Ave #157	0.03mi	2/2.0 (-1)	1,260 (-8%)	15mo	$195,000	$155	68
718 Sycamore Ave #16	0.13mi	3/2.0	1,493 (+9%)	15mo	$280,000	$188	66
718 SYCAMORE #136	0.13mi	2/2.0 (-1)	1,440 (+5%)	20mo	$175,000	$122	63
718 Sycamore Ave #100	0.13mi	3/2.0	1,173 (-14%)	20mo	$282,000	$240	53

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-7,261
• Equity at exit: $43,225

10-year hold

• IRR: 7.8%
• Equity multiple: 1.61×
• Total profit: $49,135
• Equity at exit: $25,065

Cash invested: $81,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,295 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $600

Break-even live

Break-even rent $2,536

Max offer price $289,900

Occupancy floor 77%

Sensitivity live

Price	-10% $800	-5% $700	+0% $600	+5% $500	+10% $399
Rent	-10% $339	-5% $470	+0% $600	+5% $730	+10% $860
Rate	-1.0pp $746	-0.5pp $674	base $600	+0.5pp $525	+1.0pp $448

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	3d	8	0.41mi
1941 Wellington Ln #7 Vista, CA	2.0	2.0	924	$2,750	$2.98	44d	1	0.42mi
1982 Wellington Ln Vista, CA	1.0–2.0	1.0–2.0	852	$3,044	$3.57	0d	3	0.42mi
920 Sycamore Ave Vista, CA	2.0	2.0	950	$2,675	$2.82	4d	1	0.46mi
1052 Kendale Way Vista, CA	3.0	2.5	1576	$3,795	$2.41	44d	1	0.57mi
972 Ashton Ct Vista, CA	3.0	2.5	1482	$4,388	$2.96	5d	1	0.57mi
221 Smilax Rd Vista, CA	1.0–2.0	1.0–2.0	855	$2,799	$3.27	3d	8	0.63mi
1961 Anna Ln Vista, CA	3.0	2.0	1407	$3,700	$2.63	13d	1	0.65mi
1906 Northbrook Ct Vista, CA	3.0	2.0	1488	$4,500	$3.02	0d	1	0.70mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	25d	1	0.72mi
320 Smilax Rd San Marcos, CA	2.0	1.0	875	$2,675	$3.06	44d	1	0.72mi
2144 University Dr Vista, CA	2.0	1.0–2.0	748	$2,815	$3.76	11d	1	0.72mi
300 Smilax Rd Unit 11 San Marcos, CA	2.0	1.0	875	$2,675	$3.06	25d	1	0.74mi
266 Avenida de Suerte San Marcos, CA	3.0	2.0	1132	$3,495	$3.09	22d	1	0.78mi
122 Palmyra Dr Vista, CA	2.0	1.5	1054	$2,588	$2.46	44d	1	0.79mi
420 Smilax Rd San Marcos, CA	2.0	2.0	896	$2,528	$2.82	0d	5	0.88mi
2080 Buena Creek Rd Vista, CA	2.0	1.0	978	$3,000	$3.07	4d	1	1.17mi
2696 Magellan Ln Vista, CA	2.0	2.0	1700	$4,000	$2.35	44d	1	1.24mi
258 Mar Vista Dr Vista, CA	3.0	2.0	1134	$4,250	$3.75	18d	1	1.25mi
1500 Shadowridge Dr Vista, CA	1.0–2.0	1.0–2.0	900	$3,178	$3.53	0d	16	1.30mi
1452 Vista Heights Way Vista, CA	2.0	2.5	1688	$3,595	$2.13	4d	1	1.37mi
2000 S Melrose Dr Vista, CA	1.0–2.0	1.0–2.0	841	$3,105	$3.69	0d	7	1.44mi
1580 Shadowridge Dr Vista, CA	1.0–2.0	1.0–2.0	800	$3,000	$3.75	0d	8	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $289,900 Active 96 DOM
2. 2026-06-18
   days on market $289,900 Active 93 DOM
3. 2026-06-17
   days on market $289,900 Active 92 DOM
4. 2026-06-16
   days on market $289,900 Active 91 DOM
5. 2026-06-15
   days on market $289,900 Active 90 DOM
6. 2026-06-13
   days on market $289,900 Active 88 DOM
7. 2026-06-09
   days on market $289,900 Active 84 DOM
8. 2026-06-08
   days on market $289,900 Active 83 DOM
9. 2026-06-07
   days on market $289,900 Active 82 DOM
10. 2026-06-04
    days on market $289,900 Active 79 DOM
11. 2026-06-03
    days on market $289,900 Active 78 DOM
12. 2026-06-02
    days on market $289,900 Active 77 DOM
13. 2026-06-01
    days on market $289,900 Active 76 DOM
14. 2026-05-31
    days on market $289,900 Active 75 DOM
15. 2026-05-14
    price $289,900 1223-char remark

    Show marketing remark (1223 chars)

    Beautiful 2016 Manufactured Home in a Desirable Adult Community-Vista CA. Welcome to this impeccably maintained 2016 manufactured home located in a highly sought after 55 plus community in Vista California. This home offers the perfect blend of comfort, convenience, and low maintenance living. Situated in a prime central location, residents enjoy easy access to public transportation, nearby shopping and dining, and a quick freeway access. Ideal for getting around North County and beyond. Inside, the home features a spacious 3-bedroom, 2 full bath floor plan, designed for privacy living. The main living area features attractive laminate flooring while the bedrooms are comfortable carpeted. Full size washer and dryer are included, along with upgraded stainless-steel appliances that make the kitchen shine. The Kitchen counter tops are custom stone. Step outside to a welcoming covered porch, perfect for morning coffee or relaxing. The exterior is finished w/ durable low maintenance Hardi Board. The fully fenced side yard boast turf landscaping. Additional highlights are a covered carport and large shed. This home is turnkey. Home is move in ready and waiting for its next owner. Call for your private showing.

16. 2026-03-31
    price $298,900 1223-char remark

    Show marketing remark (1223 chars)

    Beautiful 2016 Manufactured Home in a Desirable Adult Community-Vista CA. Welcome to this impeccably maintained 2016 manufactured home located in a highly sought after 55 plus community in Vista California. This home offers the perfect blend of comfort, convenience, and low maintenance living. Situated in a prime central location, residents enjoy easy access to public transportation, nearby shopping and dining, and a quick freeway access. Ideal for getting around North County and beyond. Inside, the home features a spacious 3-bedroom, 2 full bath floor plan, designed for privacy living. The main living area features attractive laminate flooring while the bedrooms are comfortable carpeted. Full size washer and dryer are included, along with upgraded stainless-steel appliances that make the kitchen shine. The Kitchen counter tops are custom stone. Step outside to a welcoming covered porch, perfect for morning coffee or relaxing. The exterior is finished w/ durable low maintenance Hardi Board. The fully fenced side yard boast turf landscaping. Additional highlights are a covered carport and large shed. This home is turnkey. Home is move in ready and waiting for its next owner. Call for your private showing.

17. 2026-03-17
    listed $320,000 Active 1223-char remark

    Show marketing remark (1223 chars)

    Beautiful 2016 Manufactured Home in a Desirable Adult Community-Vista CA. Welcome to this impeccably maintained 2016 manufactured home located in a highly sought after 55 plus community in Vista California. This home offers the perfect blend of comfort, convenience, and low maintenance living. Situated in a prime central location, residents enjoy easy access to public transportation, nearby shopping and dining, and a quick freeway access. Ideal for getting around North County and beyond. Inside, the home features a spacious 3-bedroom, 2 full bath floor plan, designed for privacy living. The main living area features attractive laminate flooring while the bedrooms are comfortable carpeted. Full size washer and dryer are included, along with upgraded stainless-steel appliances that make the kitchen shine. The Kitchen counter tops are custom stone. Step outside to a welcoming covered porch, perfect for morning coffee or relaxing. The exterior is finished w/ durable low maintenance Hardi Board. The fully fenced side yard boast turf landscaping. Additional highlights are a covered carport and large shed. This home is turnkey. Home is move in ready and waiting for its next owner. Call for your private showing.

18. 2020-08-11
    soldstatus $159,900 Sold 508-char remark

    Show marketing remark (508 chars)

    Beautiful New 3 bedr, 2 bathroom home in Grandview Mobile Home Park, Space 14. Home features vinyl and carpet throughout, stunning wood cabinets with plenty of storage. Homes comes with new refrigerator, stove, range and dishwasher. Kitchen offers a skylight, island and breakfast bar leading into dining room/family room. Separate enclosed utility room with washer/dryer hookups. Spacious living area perfect for entertaining with an open porch off the dining room. Master offers walk in closet, dual sinks.

19. 2020-08-11
    soldstatus $159,900 Closed Sale 508-char remark

    Show marketing remark (508 chars)

    Beautiful New 3 bedr, 2 bathroom home in Grandview Mobile Home Park, Space 14. Home features vinyl and carpet throughout, stunning wood cabinets with plenty of storage. Homes comes with new refrigerator, stove, range and dishwasher. Kitchen offers a skylight, island and breakfast bar leading into dining room/family room. Separate enclosed utility room with washer/dryer hookups. Spacious living area perfect for entertaining with an open porch off the dining room. Master offers walk in closet, dual sinks.

20. 2020-07-01
    status Pending Sale 508-char remark

    Show marketing remark (508 chars)

    Beautiful New 3 bedr, 2 bathroom home in Grandview Mobile Home Park, Space 14. Home features vinyl and carpet throughout, stunning wood cabinets with plenty of storage. Homes comes with new refrigerator, stove, range and dishwasher. Kitchen offers a skylight, island and breakfast bar leading into dining room/family room. Separate enclosed utility room with washer/dryer hookups. Spacious living area perfect for entertaining with an open porch off the dining room. Master offers walk in closet, dual sinks.

21. 2020-07-01
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Beautiful New 3 bedr, 2 bathroom home in Grandview Mobile Home Park, Space 14. Home features vinyl and carpet throughout, stunning wood cabinets with plenty of storage. Homes comes with new refrigerator, stove, range and dishwasher. Kitchen offers a skylight, island and breakfast bar leading into dining room/family room. Separate enclosed utility room with washer/dryer hookups. Spacious living area perfect for entertaining with an open porch off the dining room. Master offers walk in closet, dual sinks.

22. 2020-05-29
    listed $169,500 Active 508-char remark

    Show marketing remark (508 chars)

    Beautiful New 3 bedr, 2 bathroom home in Grandview Mobile Home Park, Space 14. Home features vinyl and carpet throughout, stunning wood cabinets with plenty of storage. Homes comes with new refrigerator, stove, range and dishwasher. Kitchen offers a skylight, island and breakfast bar leading into dining room/family room. Separate enclosed utility room with washer/dryer hookups. Spacious living area perfect for entertaining with an open porch off the dining room. Master offers walk in closet, dual sinks.

23. 2020-05-29
    listed $169,500 Active 508-char remark

    Show marketing remark (508 chars)

    Beautiful New 3 bedr, 2 bathroom home in Grandview Mobile Home Park, Space 14. Home features vinyl and carpet throughout, stunning wood cabinets with plenty of storage. Homes comes with new refrigerator, stove, range and dishwasher. Kitchen offers a skylight, island and breakfast bar leading into dining room/family room. Separate enclosed utility room with washer/dryer hookups. Spacious living area perfect for entertaining with an open porch off the dining room. Master offers walk in closet, dual sinks.

24. 2020-02-16
    historical
25. 2020-02-15
    historical
26. 2019-08-15
    listed $169,500 Active
27. 2019-08-15
    listed $169,500 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 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: $39,543
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,163
• − Management: −$3,163
• − Depreciation: −$8,433
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $6,538/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: 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

+71.0% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $289,900 CRMLS
• 2026-03-31 Price Changed $298,900 CRMLS
• 2026-03-17 Listed $320,000 CRMLS
• 2020-08-11 Sold (MLS) $159,900 CRMLS
• 2020-08-11 Sold (MLS) $159,900 SDMLS
• 2020-07-01 Pending — CRMLS
• 2020-07-01 Pending — SDMLS
• 2020-05-29 Listed $169,500 CRMLS
• 2020-05-29 Listed $169,500 SDMLS
• 2020-02-16 Listing Removed — SDMLS
• 2020-02-15 Listing Removed — CRMLS
• 2019-08-15 Listed $169,500 CRMLS
• 2019-08-15 Listed $169,500 SDMLS