1200 Grand Ave #66 · La Presa, CA 91977

$180,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 36 Days on market

Manufactured home Built 1971 Good condition 9.85 ac lot $161/sqft · 12% below area Est $204k · 12% under

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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 +24.8/30.0
• ARV discount +12.8/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.5

Listing remarks

Welcome to Avalon Estates! This 2 bedroom 2 bath home is ready for the next homeowner. Tastefully updated this home offers bright open space with a modern kitchen, brand new flooring and a fresh coat of paint throughout. Westerly views will bring beautiful sunsets right from your back patio and primary bedroom. Conveniently located central to shopping, local restaurants and a quick drive to the freeway. This home is being offered at $180,000 with very low fees making it a great opportunity to stop renting and own your future!

Key facts

• Westerly views
• Modern kitchen
• Bright open space

Tags

• MODERN KITCHEN
• BRIGHT OPEN SPACE
• WESTERLY VIEWS
• BACK PATIO
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% in La Presa — 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 (#571 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B, housing B; Watch: health & safety D, crime F, cost of living F.
• La Mesa-Spring Valley (suburban): math 41% / reading 53% proficiency, ranked #478 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sweetwater Springs Elementary (435 students, 69% FRL); Sci Tech Engr Arts And Math Acad At La Presa (718 students, 81% FRL); Monte Vista High (math 32% / reading 60%, grade D-, #409 of 1,170 statewide, top 36%, 1,569 students, 76% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $203,910
• List price: $180,000
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9902 Jamacha Blvd #160	1.03mi	2/2.0	1,120 (0%)	4mo	$235,000	$210	62
1815 Sweetwater Rd #169	0.83mi	2/2.0	1,058 (-6%)	5mo	$210,000	$198	52
1815 Sweetwater #1	0.84mi	2/2.0	1,200 (+7%)	3mo	$157,500	$131	51
9902 Jamacha Blvd #133	1.05mi	3/2.0 (+1)	1,057 (-6%)	5mo	$235,000	$222	46
1815 Sweetwater Rd #155	0.83mi	3/2.0 (+1)	1,050 (-6%)	8mo	$269,000	$256	43
9902 JAMACHA Blvd #78	1.05mi	2/2.0	960 (-14%)	6mo	$195,000	$203	36
9902 Jamacha Blvd #13	1.05mi	3/2.0 (+1)	1,344 (+20%)	5mo	$244,300	$182	31
9902 Jamacha Blvd #58	1.03mi	2/2.0	960 (-14%)	17mo	$230,000	$240	27
9902 Jamacha Blvd Spc 81	1.05mi	3/1.0 (+1)	944 (-16%)	5mo	$210,000	$222	27
9902 Jamacha Blvd #107	1.05mi	3/2.0 (+1)	1,236 (+10%)	19mo	$305,000	$247	27
9902 Jamacha Blvd #158	1.05mi	3/2.0 (+1)	1,276 (+14%)	13mo	$240,000	$188	26
1815 Sweetwater Rd #22	0.93mi	3/2.0 (+1)	1,344 (+20%)	13mo	$275,000	$205	24

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-9,194
• Equity at exit: $26,839

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $6,438
• Equity at exit: $15,563

Cash invested: $50,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $232,450 ($211/sqft)
• Median days on market: 15 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -13.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91977

• Rents YoY: 0.9%
• Active inventory: 296
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $381

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $505	-5% $443	+0% $381	+5% $318	+10% $256
Rent	-10% $218	-5% $299	+0% $381	+5% $462	+10% $543
Rate	-1.0pp $471	-0.5pp $426	base $381	+0.5pp $334	+1.0pp $286

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1319 Grand Ave Spring Valley, CA	3.0	2.0	1218	$3,350	$2.75	40d	1	0.12mi
9249 Birch St Spring Valley, CA	1.0–2.0	1.0	775	$2,295	$2.96	101d	2	0.14mi
9211 Amys St Spring Valley, CA	2.0	2.0	805	$1,745	$2.17	138d	1	0.17mi
1604 Presioca St #6 Spring Valley, CA	2.0	2.0	1008	$2,295	$2.28	0d	1	0.21mi
1604 Presioca St #6 Spring Valley, CA	2.0	2.0	1008	$2,295	$2.28	12d	1	0.21mi
937 Felicita Ave Spring Valley, CA	3.0	2.0	1400	$3,800	$2.71	157d	1	0.26mi
911 Concepcion Ave Spring Valley, CA	3.0	2.5	1250	$3,300	$2.64	152d	1	0.29mi
905 Concepcion Ave Spring Valley, CA	3.0	2.5	1126	$3,200	$2.84	0d	1	0.31mi
1624 Canyon Rd Spring Valley, CA	2.0	1.0	800	$2,241	$2.80	0d	4	0.32mi
9059 Harness St Spring Valley, CA	2.0	2.0	950	$2,088	$2.20	19d	2	0.33mi
840 Grand Ave Unit 4 Spring Valley, CA	2.0	1.0	875	$1,950	$2.23	142d	1	0.37mi
1463 Sweetwater Ln Spring Valley, CA	3.0	1.0	1032	$3,395	$3.29	72d	1	0.38mi
832 Grand Ave Unit 832-D Spring Valley, CA	2.0	1.0	860	$1,925	$2.24	107d	1	0.39mi
8951 Jamacha Rd Spring Valley, CA	1.0	1.0	700	$2,050	$2.93	12d	1	0.50mi
1225 Capistrano Ave Unit B Spring Valley, CA	1.0	1.0	900	$1,900	$2.11	162d	1	0.52mi
1135 Helix St Apt 4 Spring Valley, CA	2.0	1.5	800	$1,950	$2.44	72d	1	0.62mi
1392 Helix St Unit Helix 1394 Spring Valley, CA	2.0	1.0	900	$2,095	$2.33	151d	1	0.65mi
929 Maya St Spring Valley, CA	2.0	1.0	1050	$2,700	$2.57	35d	1	0.67mi
711 Clamath St Spring Valley, CA	3.0	2.0	1134	$3,900	$3.44	3d	1	0.71mi
711 Clamath St Spring Valley, CA	3.0	2.0	1134	$3,900	$3.44	0d	1	0.71mi
9667 Saint George St Spring Valley, CA	3.0	1.5	1148	$3,495	$3.04	88d	1	0.72mi
532 Paraiso Ave Spring Valley, CA	3.0	2.0	1399	$3,650	$2.61	31d	1	0.78mi
526 Concepcion Ave Spring Valley, CA	2.0	1.0	875	$1,950	$2.23	5d	1	0.78mi
526 Concepcion Ave Spring Valley, CA	2.0	1.0	875	$1,950	$2.23	12d	1	0.78mi
8850 Orville St Spring Valley, CA	3.0	2.0	1246	$3,300	$2.65	88d	1	0.78mi
1923 Terrakappa Ave Spring Valley, CA	3.0	2.5	1179	$3,495	$2.96	101d	1	0.79mi
9360 San Diego St Apt 3 Spring Valley, CA	2.0	2.0	825	$2,150	$2.61	0d	1	0.82mi
8615 Harness St Spring Valley, CA	3.0	2.0	1040	$4,200	$4.04	23d	1	0.85mi
9010 Joan St Spring Valley, CA	3.0	2.0	1300	$3,595	$2.77	127d	1	0.87mi
9337 Montemar Dr Unit 9337 Spring Valley, CA	3.0	2.0	1056	$3,200	$3.03	0d	1	0.87mi
412 Grand Ave Unit 412-C Spring Valley, CA	2.0	1.0	1050	$2,095	$2.00	12d	1	0.93mi
412 Grand Ave Unit 412-C Spring Valley, CA	2.0	1.0	1050	$2,050	$1.95	0d	1	0.93mi
412 Grand Ave Unit 412-B Spring Valley, CA	2.0	1.0	1050	$1,995	$1.90	72d	1	0.93mi
2018 Hawkins Way Unit A Spring Valley, CA	3.0	1.5	1440	$2,845	$1.98	5d	1	0.98mi
9827 San Diego St Unit 1465002P Spring Valley, CA	1.0–3.0	1.0–2.0	1232	$4,620	$3.75	26d	2	0.98mi
8926 Delrose Ave Unit 8914-24 Spring Valley, CA	2.0	1.5	739	$1,895	$2.56	132d	1	1.03mi
8931 Windham Ct Spring Valley, CA	3.0	2.5	1104	$3,300	$2.99	45d	1	1.07mi
2208 Kings View Cir Spring Valley, CA	2.0	2.5	1010	$2,395	$2.37	5d	1	1.09mi
8820 Ellenwood Cir Spring Valley, CA	3.0	2.0	1342	$3,000	$2.24	127d	1	1.23mi
9105 Rosedale Dr Unit A Spring Valley, CA	3.0	2.0	1200	$2,995	$2.50	9d	1	1.25mi

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre (assessor's data)
• HOA & community: Land lease of $1,000 per monthManager approval required for tenancyLocated in Avalon Estates

Exterior

• Parking: 2 uncovered parking spaces
• Utilities: Public sewer
• Home design: Mobile home (10' x 56') — mobile home remains on siteSingle-story
• Construction: Living area reported by seller
• Exterior features: No poolStreet lightingSidewalks

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroomAll bedrooms on ground level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall heater
• Interior features: Single-level entry at the front of the propertyOne story / one levelHas a view
• Laundry & utility: Washer hookupGas dryer hookupLaundry located in closet

Listing history 16 events

1. 2026-08-08
   days on market $180,000 Active 36 DOM
2. 2026-08-06
   days on market $180,000 Active 34 DOM
3. 2026-08-05
   days on market $180,000 Active 33 DOM
4. 2026-08-04
   status $180,000 Active 32 DOM
5. 2026-06-10
   status $180,000 Pending Sale 32 DOM
6. 2026-06-09
   days on market $180,000 Active 32 DOM
7. 2026-06-08
   days on market $180,000 Active 31 DOM
8. 2026-06-07
   days on market $180,000 Active 30 DOM
9. 2026-06-04
   days on market $180,000 Active 27 DOM
10. 2026-06-03
    days on market $180,000 Active 26 DOM
11. 2026-06-02
    days on market $180,000 Active 25 DOM
12. 2026-06-01
    days on market $180,000 Active 24 DOM
13. 2026-05-31
    days on market $180,000 Active 23 DOM
14. 2026-05-11
    status Active
15. 2026-05-02
    status Pending Sale
16. 2026-03-03
    listed $180,000 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 3/10 Moderate
• 🌡 Heat 5/10 Major 5 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,676
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$5,236
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $4,133/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This 2-bedroom, 2-bathroom home in Avalon Estates is in good condition with modern updates and a fresh coat of paint. It offers a bright and open space with a modern kitchen and new hardwood flooring. The home is ready for the next homeowner and has a great location with a low fee, making it a great opportunity to own your future!

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Resale Upgrading the bathroom fixtures — Modernizes the bathroom and attracts buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Sweetwater Springs Elementary Middle Sci Tech Engr Arts And Math Acad At La Presa High Monte Vista High D- CA #409/1,170 Nat'l #6,672/17,239

Schools (NCES district)

• District: La Mesa-Spring Valley
• NCES district ID: 0620250
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $61,742
• Composite: 43.53/100
• National rank: #6442
• State rank: #478 of 1400 in CA

C Composite livability gradescore 60/100

Livability — La Presa

• Score: 60/100
• State rank: #571
• US rank: #18714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Presa, CA
• County: San Diego County · 3,678,185 people
• City population: 62,957
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 61,064
• Household income: $99,657
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 46% White 29% Two or more races 19% Black 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Languages at home: 59% English-only · Spanish 32% Tagalog/Filipino 3% Arabic 1%

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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: ▼ -697.99%
• Current HPI: 381.66
• Rent YoY: ▲ 0.88%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre (assessor's data)
• HOA & community: Land lease of $1,000 per monthManager approval required for tenancyLocated in Avalon Estates

Exterior

• Parking: 2 uncovered parking spaces
• Utilities: Public sewer
• Home design: Mobile home (10' x 56') — mobile home remains on siteSingle-story
• Construction: Living area reported by seller
• Exterior features: No poolStreet lightingSidewalks

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroomAll bedrooms on ground level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall heater
• Interior features: Single-level entry at the front of the propertyOne story / one levelHas a view
• Laundry & utility: Washer hookupGas dryer hookupLaundry located in closet

Price history

4 events — show timeline

• 2026-06-09 Pending — CRMLS
• 2026-05-11 Relisted — CRMLS
• 2026-05-02 Pending — CRMLS
• 2026-03-03 Listed $180,000 CRMLS