1285 E Washington Ave #113 · El Cajon, CA 92019

$185,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 15 Days on market

Built 1991 Est $145k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home! This charming 2 bedroom, 2 bathroom Mobile Home is situated on corner lot in the highly desirable Lynnwood Mobile Estates Park in the heart of El Cajon. This home is move-in ready with fresh paint, new flooring, Master bedroom with private bath & huge walk-in closet, indoor laundry, A/C & Heat, Built-in Shed for storage, 2-Car carport, Newer roof as well as oversized front porch with view. Lynnwood Mobile Estates offers community pool, rec room, 2-car carwash & laundry facilities.

Key facts

• Well-sized kitchen
• Spacious living area
• Vaulted ceilings

Tags

• LYNWOOD ESTATES COMMUNITY
• SPACIOUS LIVING AREA
• VAULTED CEILINGS
• WELL-SIZED KITCHEN

Property features AI

Finance

• Other: Breed-restricted pets allowed
• HOA & community: Senior community (Lynwood Estates)

Exterior

• Parking: Attached garage; 3 garage spaces; 3 total parking spaces
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Composition roof
• Exterior features: Partial fencing; Community pool

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Range; Oven
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Floor furnace heating; Forced air heating; Natural gas heating
• Interior features: Disposal; Microwave; Refrigerator; Range; Oven
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

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 $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.4% in El Cajon — 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 70/100 on livability (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living 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 (-2.6%/yr); 137 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); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 33% of the median local income ($102k/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 $6k 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 $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) 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 $65k; list at $185k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

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. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.32%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $144,768
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1285 E Washington Ave Spc 29	0.00mi	2/2.0	1,167 (-6%)	5mo	$155,000	$133	85
716 S 2nd St #194	0.12mi	2/2.0	1,120 (-10%)	4mo	$125,000	$112	74
410 S 1st. St #175	0.68mi	2/2.0	1,080 (-14%)	8mo	$125,000	$116	39
410 S 1st St #197	0.74mi	2/2.0	1,080 (-14%)	9mo	$114,000	$106	36
410 S 1st St Spc 3	0.67mi	2/2.0	1,101 (-12%)	23mo	$160,000	$145	30

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: 15.6%
• Equity multiple: 1.61×
• Total profit: $31,389
• Equity at exit: $27,584

10-year hold

• IRR: 22.1%
• Equity multiple: 2.64×
• Total profit: $85,098
• Equity at exit: $15,995

Cash invested: $51,800 (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 92019

• Rents YoY: -2.6%
• Active inventory: 137
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,793 high
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $1,093

Break-even live

Break-even rent $1,409

Max offer price $185,000

Occupancy floor 56%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Benny Way El Cajon, CA	3.0	3.0	1477	$4,300	$2.91	2d	1	0.08mi
595 S 2nd St El Cajon, CA	2.0	1.0	800	$2,290	$2.86	1d	1	0.24mi
1380 E Washington Ave Unit 49W El Cajon, CA	3.0	3.0	1446	$3,550	$2.46	7d	1	0.29mi
725 Washington Heights Rd El Cajon, CA	2.0	1.0	800	$2,238	$2.80	1d	4	0.36mi
480 Jamacha Rd El Cajon, CA	2.0	2.0	913	$2,495	$2.73	1d	1	0.39mi
346 Jamacha Rd El Cajon, CA	2.0	1.0–2.0	887	$2,436	$2.74	1d	8	0.43mi
1371 E Lexington Ave El Cajon, CA	2.0	1.0	850	$2,060	$2.42	1d	2	0.48mi
639 Bighorn Ct El Cajon, CA	3.0	2.0	1150	$4,300	$3.74	1d	1	0.49mi
291 Jamacha Rd El Cajon, CA	1.0–2.0	1.0	825	$2,095	$2.54	1d	4	0.54mi
257 Jamacha Rd El Cajon, CA	2.0	1.0	850	$2,272	$2.67	1d	4	0.56mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$2,150	$3.97	1d	2	0.58mi
1065 E Washington Ave Apt N El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	17d	1	0.59mi
1065 E Washington Ave El Cajon, CA	3.0	2.0	1100	$2,850	$2.59	1d	1	0.59mi
1536 Gustavo St Unit D El Cajon, CA	2.0	1.0	945	$2,800	$2.96	24d	1	0.60mi
1137 E Lexington Ave El Cajon, CA	2.0	1.0	900	$1,995	$2.22	1d	1	0.60mi
1526 Granite Hills Dr Unit B El Cajon, CA	3.0	3.0	1375	$3,800	$2.76	13d	1	0.61mi
1535 Granite Hills Dr El Cajon, CA	2.0	2.0	825	$2,400	$2.91	1d	1	0.62mi
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,425	$2.89	1d	8	0.70mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,225	$2.60	1d	5	0.76mi
975 E Washington Ave Apt E El Cajon, CA	2.0	1.0	900	$2,100	$2.33	21d	1	0.77mi
957 E Washington Ave El Cajon, CA	2.0	2.0	900	$2,295	$2.55	1d	1	0.79mi
301 Shady Ln El Cajon, CA	1.0–2.0	1.0	720	$2,250	$3.12	1d	8	0.81mi
588 S Anza St El Cajon, CA	1.0–2.0	1.0	767	$2,100	$2.74	1d	6	0.81mi
265 S Anza St El Cajon, CA	2.0	1.0	775	$2,250	$2.90	1d	1	0.84mi
960 E Chase Ave Unit C El Cajon, CA	2.0	2.0	813	$2,100	$2.58	1d	1	0.87mi
180 N 1st St El Cajon, CA	1.0–2.0	1.0–2.0	830	$2,125	$2.56	1d	3	0.89mi
758 S Mollison Ave El Cajon, CA	2.0	1.0	875	$1,945	$2.22	1d	3	0.91mi
421 S Mollison Ave El Cajon, CA	1.0–2.0	1.0	726	$1,900	$2.62	1d	2	0.92mi
602 S Mollison Ave Unit C El Cajon, CA	2.0	2.0	1024	$2,600	$2.54	1d	1	0.93mi
277 N 1st St El Cajon, CA	2.0	2.0	825	$2,130	$2.58	1d	1	0.94mi
422 Shady Ln El Cajon, CA	1.0–3.0	1.0–2.0	900	$2,304	$2.56	1d	18	0.94mi
304 N 1st St El Cajon, CA	2.0	1.0	769	$2,300	$2.99	1d	1	0.98mi
340 N 1st St El Cajon, CA	2.0	1.0	751	$1,980	$2.64	1d	3	0.98mi
870 E Chase Ave Unit D El Cajon, CA	2.0	1.0	795	$2,440	$3.07	1d	1	0.98mi
390 S Mollison Ave El Cajon, CA	1.0	1.0	750	$1,725	$2.30	1d	1	0.98mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	16d	1	1.02mi
500 Grape St El Cajon, CA	2.0	1.0	900	$2,150	$2.39	1d	1	1.03mi
685 S Lincoln Ave El Cajon, CA	2.0	2.0	800	$2,300	$2.88	1d	1	1.03mi
200 S Mollison Ave El Cajon, CA	2.0	1.0	950	$1,995	$2.10	1d	1	1.04mi
447 S Lincoln Ave El Cajon, CA	2.0	1.5	928	$2,300	$2.48	1d	1	1.04mi

Listing history 11 events

1. 2026-06-18
   days on market $185,000 Active 15 DOM
2. 2026-06-17
   days on market $185,000 Active 14 DOM
3. 2026-06-16
   days on market $185,000 Active 13 DOM
4. 2026-06-15
   days on market $185,000 Active 12 DOM
5. 2026-06-13
   days on market $185,000 Active 10 DOM
6. 2026-06-13
   days on market $185,000 Active 9 DOM
7. 2026-06-09
   days on market $185,000 Active 6 DOM
8. 2026-06-08
   days on market $185,000 Active 5 DOM
9. 2026-06-07
   days on market $185,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $185,000 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: $791 · $66/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$615/yr (+$51/mo · 77.7%)

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

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 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,510
• − Mortgage interest: −$10,363
• − Property taxes: −$791
• − Insurance: −$925
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − Depreciation: −$5,382
• Taxable income: $10,688
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $10,550/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 — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 45,351
• Household income: $101,973
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1897.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Arab 6% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China
• Languages at home: 69% English-only · Spanish 11% Arabic 10% Other Indo-European 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: ▼ -553.81%
• Current HPI: 349.3085
• Rent YoY: ▼ -2.61%
• 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

+147.4% since first listed

8 events — show timeline

• 2026-06-03 Listed $185,000 SDMLS
• 2020-09-11 Sold (MLS) $64,900 SDMLS
• 2020-08-04 Pending — SDMLS
• 2020-07-26 Price Changed $64,900 SDMLS
• 2020-07-06 Relisted — SDMLS
• 2020-06-29 Pending — SDMLS
• 2020-06-18 Price Changed $69,777 SDMLS
• 2020-06-09 Listed $74,777 SDMLS

Property tax history

+3.2%/yr

Latest (2013): $791 · +5.6% YoY. Source: county tax records.