450 E Bradley Ave #157 · Bostonia, CA 92021

$169,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 69 Days on market

Built 1971 Est $168k · at est.

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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
• ARV discount +7.4/15.0
• 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

Light, bright, and move-in ready! This spacious 3-bedroom, 2-bath mobile home is 1440 sq ft and has been beautifully updated throughout. Enjoy fresh interior paint, new windows, and durable vinyl plank flooring. The modern kitchen features quartz countertops, a brand-new stainless dishwasher and stove. The large primary suite offers a walk-in closet and a walk-in shower, while the guest bath includes a tub/shower combo. Each bedroom features mirrored closet doors and ceiling fans, providing both style and comfort. Outdoor living is easy with a spacious deck and patio area, ideal for relaxing or hosting guests. Additional features include a new A/C unit, ample storage space, and shed. Locate

Key facts

• Quartz countertops
• Stainless dishwasher
• Stainless stove

Tags

• FRESH INTERIOR PAINT
• NEW WINDOWS
• VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS DISHWASHER
• STAINLESS STOVE

Property features AI

Finance

• HOA & community: Located in a senior community (Rancho Mesa)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story
• Construction: Mobile home construction
• Exterior features: Metal roof; Community pool; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Built-in range
• Bedrooms: Up to 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Microwave; Built-in range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 25 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 $2,831/mo this rent would consume 46% 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 $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 + 0.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 E Bradley Ave #89	0.00mi	2/2.0 (-1)	1,440 (0%)	0mo	$85,000	$59	95
450 E Bradley Ave #115	0.00mi	2/2.0 (-1)	1,440 (0%)	7mo	$169,000	$117	89
351 E Bradley Ave #149	0.17mi	3/2.0	1,296 (-10%)	1mo	$127,500	$98	74
450 E Bradley Ave #144	0.00mi	2/2.0 (-1)	1,280 (-11%)	3mo	$159,000	$124	74
400 Greenfield Dr Spc 26 #26	0.49mi	3/2.0	1,440 (0%)	5mo	$160,200	$111	73
255 E Bradley Ave Spc 43	0.31mi	3/2.0	1,344 (-7%)	2mo	$165,000	$123	72
450 E Bradley Ave #127	0.07mi	3/2.0	1,246 (-14%)	2mo	$106,000	$85	72
1120 Pepper Dr #17	0.75mi	2/2.0 (-1)	1,440 (0%)	4mo	$125,000	$87	57
400 Greenfield Dr Spc 122	0.51mi	2/2.0 (-1)	1,344 (-7%)	5mo	$80,000	$60	56
400 Greenfield Dr #139	0.53mi	3/2.0	1,296 (-10%)	8mo	$155,000	$120	52
1120 Pepper Dr #79	0.75mi	3/2.0	1,344 (-7%)	6mo	$310,000	$231	49
1120 Pepper Dr #78	0.68mi	2/2.0 (-1)	1,368 (-5%)	10mo	$300,000	$219	47

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: 17.6%
• Equity multiple: 1.69×
• Total profit: $32,441
• Equity at exit: $25,198

10-year hold

• IRR: 23.9%
• Equity multiple: 2.78×
• Total profit: $84,021
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,069

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 57%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	1d	3	0.11mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	1d	1	0.34mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	1d	13	0.58mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.60mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	23d	1	0.61mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	1d	1	0.91mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	1d	1	0.99mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,622	$3.10	1d	11	1.00mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	1d	1	1.02mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	1d	1	1.11mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	1d	5	1.11mi
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	1d	1	1.25mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.27mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	1d	1	1.27mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	1.29mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	1.29mi
8712 N Magnolia Ave Santee, CA	2.0	2.0	1060	$2,875	$2.71	1d	1	1.30mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	1.32mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	2d	1	1.36mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	1d	1	1.37mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	1d	1	1.37mi
1255 Marline Ave Unit 1255 El Cajon, CA	4.0	2.5	1730	$4,200	$2.43	1d	1	1.40mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	20d	1	1.44mi
8424 Pueblo Rd Unit 8424 Lakeside, CA	3.0	1.0	1000	$2,750	$2.75	1d	1	1.46mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	1d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $169,000 Active 69 DOM
2. 2026-06-17
   days on market $169,000 Active 68 DOM
3. 2026-06-16
   days on market $169,000 Active 67 DOM
4. 2026-06-15
   days on market $169,000 Active 66 DOM
5. 2026-06-13
   days on market $169,000 Active 64 DOM
6. 2026-06-13
   days on market $169,000 Active 63 DOM
7. 2026-06-09
   days on market $169,000 Active 60 DOM
8. 2026-06-08
   days on market $169,000 Active 59 DOM
9. 2026-06-07
   days on market $169,000 Active 58 DOM
10. 2026-06-04
    days on market $169,000 Active 55 DOM
11. 2026-06-03
    days on market $169,000 Active 54 DOM
12. 2026-06-02
    days on market $169,000 Active 53 DOM
13. 2026-06-01
    days on market $169,000 Active 52 DOM
14. 2026-05-31
    days on market $169,000 Active 51 DOM
15. 2026-04-10
    listed $169,000 Active
16. 2026-04-04
    historical
17. 2026-03-30
    price $169,000
18. 2026-03-27
    status Active
19. 2026-03-26
    historical
20. 2026-03-06
    price $179,000
21. 2026-01-15
    price $189,000
22. 2025-10-06
    listed $199,000 Active
23. 2010-12-31
    historical
24. 2010-12-31
    historical
25. 2010-06-19
    price $26,669 Active
26. 2009-07-27
    price $29,999
27. 2009-07-24
    price $34,999
28. 2009-06-22
    price $46,500
29. 2008-09-01
    listed $26,669
30. 2008-09-01
    listed $26,669

ⓘ 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 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: $33,978
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − Depreciation: −$4,916
• Taxable income: $10,778
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $10,241/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

+533.7% since first listed

16 events — show timeline

• 2026-04-10 Listed $169,000 SDMLS
• 2026-04-04 Listing Removed — SDMLS
• 2026-03-30 Price Changed $169,000 SDMLS
• 2026-03-27 Relisted — SDMLS
• 2026-03-26 Listing Removed — SDMLS
• 2026-03-06 Price Changed $179,000 SDMLS
• 2026-01-15 Price Changed $189,000 SDMLS
• 2025-10-06 Listed $199,000 SDMLS
• 2010-12-31 Listing Removed — CRMLS
• 2010-12-31 Listing Removed — SDMLS
• 2010-06-19 Price Changed $26,669 SDMLS
• 2009-07-27 Price Changed $29,999 SDMLS
• 2009-07-24 Price Changed $34,999 SDMLS
• 2009-06-22 Price Changed $46,500 SDMLS
• 2008-09-01 Listed $26,669 CRMLS
• 2008-09-01 Listed $26,669 SDMLS