6460 Convoy Ct #126 · San Diego, CA 92117

$190,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 92 Days on market

Built 1971 Est $153k · 25% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled 2-bedroom, 1 bathroom manufactured home centrally located in the heart of San Diego. This move-in ready home is part of an all ages, pet-friendly community park that features multiple swimming pools and a clubhouse. The home has been completely renovated and includes new vinyl flooring, new drywall, recessed lighting, and has been freshly painted in both the interior & exterior. The kitchen includes refinished and freshly painted cabinets, butcher block countertops, and a new sink, refrigerator and dishwasher. New roof in 2022. Stacked laundry is located inside the refinished bathroom. Covered carport driveway can fit 2 cars. Tool/storage shed in backyard for added con

Key facts

• New drywall
• Clubhouse
• Freshly painted

Tags

• MULTIPLE SWIMMING POOLS
• CLUBHOUSE
• NEW VINYL FLOORING
• NEW DRYWALL
• RECESSED LIGHTING
• FRESHLY PAINTED

Property features AI

Finance

• Other: Located in Clairemont subdivision; Directions: Once in the park, head straight and take the second right straight to the back. House is on the right hand side.
• HOA & community: Clubhouse; Kearny Lodge Mobile Home Park (community/park)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); 1 story
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Covered porch with awning(s); Gate and chain link fencing; Community pool; Shed(s); Sprinkler irrigation

Interior

• Kitchen: Dishwasher; Gas oven; Gas cooktop; Cooktop; Microwave; Refrigerator
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace (natural gas); Has heating
• Interior features: ENERGY STAR qualified appliances; Disposal; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.0% in San Diego — 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 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• San Diego Unified (urban): math 19% / reading 29% proficiency, ranked #393 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.4%/yr); 126 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $152,544
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6460 Convoy Ct #59	0.00mi	2/1.0 (+1)	672 (0%)	7mo	$189,000	$281	89
6460 Convoy Ct #69	0.19mi	2/1.0 (+1)	672 (0%)	17mo	$120,000	$179	72
6460 Convoy Ct Spc 175	0.00mi	2/1.0 (+1)	728 (+8%)	13mo	$165,000	$227	70

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,677
• Equity at exit: $28,330

10-year hold

• IRR: 6.6%
• Equity multiple: 1.46×
• Total profit: $24,324
• Equity at exit: $16,428

Cash invested: $53,200 (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 92117

• Rents YoY: 1.4%
• Active inventory: 126
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $497

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 73%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4890 Doliva Dr San Diego, CA	1.0	1.0	500	$2,100	$4.20	24d	1	0.45mi
5265 Clairemont Mesa Blvd San Diego, CA	—	1.0	380	$1,738	$4.57	1d	5	0.50mi
4822 Doliva Dr Unit 4826 201 San Diego, CA	2.0	1.0	623	$2,768	$4.44	24d	1	0.55mi
5139 Clairemont Mesa Blvd San Diego, CA	—	1.0	375	$1,650	$4.40	20d	1	0.63mi
5109 Clairemont Mesa Blvd San Diego, CA	—	1.0	375	$1,650	$4.40	7d	1	0.66mi
5063 Clairemont Mesa Blvd San Diego, CA	—	1.0	400	$1,750	$4.38	7d	1	0.70mi
4960 Clairemont Mesa Blvd Unit 207 San Diego, CA	1.0	1.0	525	$1,695	$3.23	24d	1	0.77mi
4975 Clairemont Mesa Blvd San Diego, CA	1.0–2.0	1.0–1.5	626	$1,795	$2.87	17d	2	0.81mi
4880 Clairemont Mesa Blvd San Diego, CA	3.0	1.0–2.0	657	$2,462	$3.74	1d	14	0.84mi
4605 Almayo Ave Unit 7 San Diego, CA	1.0	1.0	441	$2,795	$6.34	1d	1	1.08mi
4609 Almayo Ave Unit 13 San Diego, CA	1.0	1.0	441	$2,595	$5.88	24d	1	1.08mi
4605 Almayo Ave Unit 7 San Diego, CA	1.0	1.0	441	$2,795	$6.34	24d	1	1.08mi
4609 Almayo Ave Unit 13 San Diego, CA	1.0	1.0	441	$2,595	$5.88	1d	1	1.08mi
4603 Almayo Ave Unit 1 San Diego, CA	1.0	1.0	441	$2,595	$5.88	7d	1	1.09mi
4605 Almayo Ave Unit 6 San Diego, CA	1.0	1.0	441	$2,395	$5.43	24d	1	1.09mi
4603 Almayo Ave Unit 2 San Diego, CA	1.0	1.0	441	$2,495	$5.66	1d	1	1.09mi
4888 Convoy St San Diego, CA	2.0	1.0–2.0	860	$3,586	$4.17	1d	306	1.13mi
4290 Mount Abernathy Ave San Diego, CA	1.0	1.0	605	$2,450	$4.05	7d	1	1.16mi
5550 Balboa Arms Dr San Diego, CA	1.0–2.0	1.0–2.0	807	$2,395	$2.97	3d	7	1.16mi
4678 Firestone St Apt 102 San Diego, CA	1.0	1.0	441	$2,395	$5.43	24d	1	1.17mi
4678 Firestone St Unit 202 San Diego, CA	1.0	1.0	441	$2,531	$5.74	24d	1	1.17mi
5252 Balboa Arms Dr San Diego, CA	1.0–2.0	1.0–2.0	692	$2,600	$3.76	2d	3	1.18mi
5252 Balboa Arms Dr San Diego, CA	1.0–2.0	1.0–2.0	692	$2,650	$3.83	10d	3	1.18mi
5150 Balboa Arms Dr San Diego, CA	2.0	1.0–2.0	665	$2,120	$3.19	3d	3	1.20mi
6778 Beadnell Way San Diego, CA	1.0	1.0	635	$2,045	$3.22	7d	1	1.23mi
5118 Constitution Rd Unit 5122 AIRBNB PROPERTY San Diego, CA	—	1.0	426	$2,250	$5.28	21d	1	1.31mi
6333 Mount Ada Rd #168 San Diego, CA	1.0	1.0	581	$2,595	$4.47	14d	1	1.40mi
4970 Genesee Ave Unit 4986 San Diego, CA	1.0	1.0	500	$2,295	$4.59	24d	1	1.45mi
5251 Mount Etna Dr San Diego, CA	1.0–3.0	1.0–2.0	735	$1,776	$2.42	24d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   pricedays on market $190,000 Active 92 DOM
2. 2026-06-17
   days on market $195,000 Active 91 DOM
3. 2026-06-16
   days on market $195,000 Active 90 DOM
4. 2026-06-15
   days on market $195,000 Active 89 DOM
5. 2026-06-13
   days on market $195,000 Active 87 DOM
6. 2026-06-09
   days on market $195,000 Active 83 DOM
7. 2026-06-08
   days on market $195,000 Active 82 DOM
8. 2026-06-07
   days on market $195,000 Active 81 DOM
9. 2026-06-04
   days on market $195,000 Active 78 DOM
10. 2026-06-03
    days on market $195,000 Active 77 DOM
11. 2026-06-02
    days on market $195,000 Active 76 DOM
12. 2026-06-01
    days on market $195,000 Active 75 DOM
13. 2026-05-31
    days on market $195,000 Active 74 DOM
14. 2026-03-18
    listed $195,000 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 3/10 Moderate 6 d/yr ≥89°F today · 18 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: $27,496
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$5,527
• Taxable income: $3,127
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $5,215/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 Diego Unified
• NCES district ID: 0634320
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -28.00%
• Median HH income: $61,673
• Composite: 22.31/100
• National rank: #8135
• State rank: #393 of 517 in CA

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 52,275
• Household income: $103,661
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 2209.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 25% Two or more races 17% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 73% English-only · Spanish 17% Other Indo-European 3% 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: ▼ -1228.75%
• Current HPI: 398.6104
• Rent YoY: ▲ 1.42%
• 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

1 event — show timeline

• 2026-03-18 Listed $195,000 SDMLS

Property tax history

-19.1%/yr

Latest (2013): $73 · +9.8% YoY. Source: county tax records.