211 N Citrus Ave #31 · Escondido, CA 92027

$199,000

2 bd · 2.0 ba · 1,173 sqft · Manufactured public records · 93 Days on market

Built 1999 1,700 sqft lot Est $191k · at est. ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +5.7/15.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute, newer home located in a 55+ park with rent control! 2 bed / 2 bath with a Den that can easily be used as an office or converted into a guest bedroom by adding a closet. Low monthly space rent of only $795.25 per month. This home features an updated Kitchen, newer roof & A/C, and a recent foundation relevel! Split bedroom floorplan is ideal for roommates or caregivers. Private back porch with wheel chair ramp installed for better accessibility. Storage shed and appliances convey. Home is conveniently located near community clubhouse w/ activities & amenities such as a pool, spa, gym, billiards room, library, etc. Walk to the nearby corner Bus Stop for easy transport

Key facts

• Newer roof
• A/c
• Private back porch

Tags

• UPDATED KITCHEN
• NEWER ROOF
• A/C
• RECENT FOUNDATION RELEVEL
• PRIVATE BACK PORCH
• STORAGE SHED

Property features AI

Finance

• Other: Lot size estimated; lot features listed as 0-1 unit/acre; Mobile dimensions approximately 26' x 44'; Directions: pull into park and use map to find space #31
• Financial info: Land lease amount (monthly)
• HOA & community: Senior community; Monthly association fee (manager); Park name: Carefree Ranch; Manager approval required; Pets allowed with breed restrictions and number limits; Land lease applies

Exterior

• Parking: 1 parking space; 1 carport space
• Utilities: Cable connected; Electricity connected
• Home design: Mobile home (Palmsprings model) remains on site; Double-wide body type; Single-story; Entry level 1; Located in a suburban park (Carefree Ranch)
• Construction: Composition roof; One shed on property
• Exterior features: Covered rear porch; Porch; Awning; Rain gutters; Community pool; Patio

Interior

• Kitchen: Refrigerator; Free-standing range (gas); Gas range; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: Primary bedroom; All bedrooms on one level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Showers and shower-in-tub
• Heating & cooling: Central cooling; Forced-air heating
• Interior features: One-level home; Entry at main level; Spa; Ramp to main level (accessible)
• Laundry & utility: Inside laundry room; Individual laundry room; Washer included; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.4% in Escondido — 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 (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime D+.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 135 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 34% of the median local income ($93k/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 + 2.5% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 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 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?
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: 1.32% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $191,199
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 N Citrus Ave #22	0.00mi	2/2.0	1,200 (+2%)	8mo	$195,000	$163	89
2300 E Valley Pkwy #194	0.29mi	2/2.0	1,140 (-3%)	5mo	$120,000	$105	78
211 N Citrus Ave #270	0.00mi	2/2.0	1,344 (+15%)	0mo	$147,000	$109	76
2300 E Valley #76	0.29mi	2/2.0	1,222 (+4%)	5mo	$246,000	$201	75
211 N Citrus Ave #113	0.00mi	2/1.0	1,030 (-12%)	1mo	$142,900	$139	75
2300 East Valley Parkway Pkwy #162	0.29mi	2/2.0	1,222 (+4%)	9mo	$262,000	$214	72
2300 E Valley Pkwy #120	0.29mi	2/2.0	1,080 (-8%)	5mo	$132,500	$123	69
2300 E Valley Pkwy #4	0.33mi	2/2.0	1,100 (-6%)	8mo	$15,000	$14	68
2700 E Valley Pkwy #315	0.69mi	3/2.0 (+1)	1,152 (-2%)	1mo	$260,000	$226	59
2300 E Valley Pkwy #115	0.29mi	2/2.0	1,020 (-13%)	8mo	$145,000	$142	59
2550 E Valley Pkwy #77	0.52mi	3/2.0 (+1)	1,344 (+15%)	0mo	$370,000	$275	46
2700 E Valley Pkwy #272	0.66mi	3/2.0 (+1)	1,344 (+15%)	3mo	$280,000	$208	37

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $23,573
• Equity at exit: $29,672

10-year hold

• IRR: 19.4%
• Equity multiple: 2.59×
• Total profit: $88,526
• Equity at exit: $17,206

Cash invested: $55,720 (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 92027

• Rents YoY: 2.5%
• Active inventory: 135
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $898

Break-even live

Break-even rent $1,493

Max offer price $199,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,011	-5% $955	+0% $898	+5% $842	+10% $786
Rent	-10% $691	-5% $794	+0% $898	+5% $1,002	+10% $1,106
Rate	-1.0pp $999	-0.5pp $949	base $898	+0.5pp $847	+1.0pp $794

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 E Grand Ave Escondido, CA	1.0–2.0	1.0	832	$2,500	$3.00	0d	3	0.06mi
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$2,971	$2.83	0d	4	0.33mi
151 Gayland St Escondido, CA	1.0–2.0	1.0	780	$2,394	$3.07	0d	7	0.40mi
1811 E Grand Ave #158 Escondido, CA	1.0	1.0	709	$1,950	$2.75	15d	1	0.44mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,298	$2.44	0d	2	0.45mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,398	$2.55	11d	2	0.45mi
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	2d	1	0.61mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	0d	1	0.64mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	4d	1	0.64mi
2536 White Oak Pl #5 Escondido, CA	2.0	1.0	856	$3,000	$3.50	22d	1	0.71mi
2536 White Oak Pl Escondido, CA	2.0	1.0	856	$2,950	$3.45	0d	1	0.71mi
2536 White Oak Pl #2 Escondido, CA	3.0	2.0	1039	$3,300	$3.18	0d	1	0.71mi
2536 White Oak Pl #5 Escondido, CA	2.0	1.0	856	$2,950	$3.45	5d	1	0.71mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	0d	1	0.74mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,550	$2.84	15d	1	0.75mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,450	$2.73	11d	2	0.75mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	24d	1	0.87mi
829 N Citrus Ave Unit 1 Escondido, CA	2.0	1.0	750	$2,900	$3.87	0d	1	0.88mi
1501 E Grand Ave Escondido, CA	2.0	1.0–2.0	718	$2,418	$3.37	0d	19	0.89mi
1333 E Grand Ave Escondido, CA	1.0	1.0	818	$2,100	$2.57	11d	17	1.04mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	0d	13	1.04mi
1316 E Grand Ave Apt 104 Escondido, CA	2.0	2.0	965	$2,495	$2.59	0d	1	1.07mi
1315 E Grand Ave Escondido, CA	2.0	2.0	1120	$2,400	$2.14	0d	1	1.10mi
1259 E Ohio Ave Escondido, CA	1.0	1.0	700	$1,850	$2.64	0d	1	1.17mi
1302 Oak Hill Dr Escondido, CA	2.0	2.0	970	$2,600	$2.68	0d	3	1.22mi
495 San Pasqual Valley Rd #144 Escondido, CA	2.0	2.0	874	$2,650	$3.03	0d	1	1.31mi
505 San Pasqual Valley Rd Escondido, CA	1.0–2.0	1.0–2.5	904	$2,950	$3.26	0d	1	1.34mi
1017 E Pennsylvania Ave Unit 1023 Escondido, CA	2.0	1.0	764	$2,249	$2.94	0d	1	1.40mi
253 N Cedar St Escondido, CA	2.0	1.0	800	$2,750	$3.44	0d	1	1.44mi
1020 E Washington Ave Escondido, CA	1.0	1.0	1178	$1,900	$1.61	0d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $199,000 Active 93 DOM
2. 2026-06-18
   days on market $199,000 Active 90 DOM
3. 2026-06-17
   days on market $199,000 Active 89 DOM
4. 2026-06-16
   days on market $199,000 Active 88 DOM
5. 2026-06-15
   days on market $199,000 Active 87 DOM
6. 2026-06-13
   days on market $199,000 Active 85 DOM
7. 2026-06-09
   days on market $199,000 Active 81 DOM
8. 2026-06-08
   days on market $199,000 Active 80 DOM
9. 2026-06-07
   days on market $199,000 Active 79 DOM
10. 2026-06-04
    days on market $199,000 Active 76 DOM
11. 2026-06-03
    days on market $199,000 Active 75 DOM
12. 2026-06-02
    days on market $199,000 Active 74 DOM
13. 2026-06-01
    days on market $199,000 Active 73 DOM
14. 2026-05-31
    days on market $199,000 Active 72 DOM
15. 2026-05-22
    price $199,000
16. 2026-04-22
    price $215,000
17. 2026-03-20
    listed $239,900 Active

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$875/yr (+$73/mo · 137.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 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: $31,563
• − Mortgage interest: −$11,147
• − Property taxes: −$637
• − Insurance: −$995
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − Depreciation: −$5,789
• Taxable income: $7,945
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $8,873/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: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 54,113
• Household income: $93,338
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1638.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 57% White 32% Two or more races 24% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 39% Tagalog/Filipino 2% Vietnamese 2%

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: ▼ -768.40%
• Current HPI: 362.1027
• Rent YoY: ▲ 2.50%
• 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

-17.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $199,000 CRMLS
• 2026-04-22 Price Changed $215,000 CRMLS
• 2026-03-20 Listed $239,900 CRMLS

Property tax history

+1.7%/yr

Latest (2013): $637 · +1.4% YoY. Source: county tax records.