260 E Bradley Ave #51 · Bostonia, CA 92021

$230,000

2 bd · 2.0 ba · 1,340 sqft · Manufactured public records · 160 Days on market

Built 2000 ↓ 19% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Welcome home to this beautifully updated 2-bed, 2-bath manufactured home with a flexible bonus room, located in a rare resident-owned senior co-op community. This home featuring more than 1,400 sq ft has an open layout with vaulted ceilings, creating a bright and comfortable living space. The kitchen offers upgraded appliances, ample cabinetry, and a breakfast bar, perfect for everyday living or visiting guests. The spacious primary suite includes dual sinks, a soaking tub, and a walk-in shower. The second bedroom connects to a bonus room ideal for a home office, guest space, or hobby room. Enjoy a covered deck, indoor laundry, off-street parking, and access to community amenities including

Key facts

• 4.91 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Manager approval and pet policies apply (dogs and cats allowed with size, breed and number limits)
• HOA & community: Senior community; Association amenities include hot water, trash service, barbecue and banquet facilities; Manager approval required; Rent may include gardener, trash, water, sewer and cable TV (if applicable)

Exterior

• Parking: Covered parking; Attached carport (2 carport spaces); Driveway; Off-street parking; RV access/parking
• Utilities: Standard electric service; Electricity connected; Public sewer; Cable connected
• Home design: Mobile home (24' x 57') remains on site; Double body type; Single-story; Entry level: 1; Park name: Anchor Down; Access road maintained; Paved road frontage; Has view
• Construction: Wood construction; Raised foundation
• Exterior features: Porch; Back yard; Yard; Shed (1); Wood fencing; Private in-ground association pool; Close to clubhouse; Street lighting

Interior

• Kitchen: Gas cooking; Gas range and gas oven; Free-standing range; Dishwasher; Garbage disposal
• Bedrooms: Entry level: 1
• Flooring: Vinyl flooring; Carpeted areas
• Bathrooms: 2 full bathrooms; Double sinks in bathrooms; Double sinks in master bath; Bathtub
• Heating & cooling: Ductless heating; Ductless cooling; Wall/window cooling
• Interior features: Unfurnished; One-level home; Entry through carport
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room

🏢 Co-op / cooperative unit. The $230,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 27 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).
• This rent runs 43% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k 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 160 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.15% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $148,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 E Bradley Ave Spc 43	0.14mi	3/2.0 (+1)	1,344 (+0%)	2mo	$165,000	$123	86
351 E Bradley Ave #149	0.17mi	3/2.0 (+1)	1,296 (-3%)	1mo	$127,500	$98	80
400 Greenfield Dr Spc 122	0.38mi	2/2.0	1,344 (+0%)	5mo	$80,000	$60	78
450 E Bradley Ave #144	0.30mi	2/2.0	1,280 (-4%)	3mo	$159,000	$124	76
450 E Bradley Ave #89	0.30mi	2/2.0	1,440 (+8%)	0mo	$85,000	$59	73
450 E Bradley Ave #115	0.30mi	2/2.0	1,440 (+8%)	7mo	$169,000	$117	68
450 E Bradley Ave #127	0.33mi	3/2.0 (+1)	1,246 (-7%)	2mo	$106,000	$85	66
400 Greenfield Dr #139	0.39mi	3/2.0 (+1)	1,296 (-3%)	8mo	$155,000	$120	64
450 E Bradley Ave Spc 79	0.29mi	2/2.0	1,440 (+8%)	14mo	$75,000	$52	62
400 Greenfield Dr Spc 26 #26	0.34mi	3/2.0 (+1)	1,440 (+8%)	5mo	$160,200	$111	62
255 E Bradley Ave Spc 21	0.14mi	3/2.0 (+1)	1,500 (+12%)	14mo	$143,000	$95	57
400 Greenfield, Dr, space 114	0.38mi	3/2.0 (+1)	1,227 (-8%)	10mo	$155,000	$126	55

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $2,034
• Equity at exit: $34,294

10-year hold

• IRR: 7.5%
• Equity multiple: 1.50×
• Total profit: $32,129
• Equity at exit: $19,886

Cash invested: $64,400 (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 →

ZIP-level market 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $740

Break-even live

Break-even rent $1,704

Max offer price $230,000

Occupancy floor 67%

Sensitivity live

Price	-10% $871	-5% $805	+0% $740	+5% $675	+10% $610
Rent	-10% $532	-5% $636	+0% $740	+5% $845	+10% $949
Rate	-1.0pp $856	-0.5pp $799	base $740	+0.5pp $681	+1.0pp $620

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	2d	3	0.24mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	2d	13	0.42mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.61mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.74mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	2d	1	0.79mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.81mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	2d	1	1.00mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	2d	5	1.01mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,150	$2.54	2d	11	1.06mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	2d	1	1.06mi
8712 N Magnolia Ave Santee, CA	2.0	2.0	1060	$2,875	$2.71	2d	1	1.20mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	2d	1	1.21mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	1.23mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	2d	1	1.26mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	1.27mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	1.27mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	2d	1	1.28mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	2d	1	1.29mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	1.30mi
1110-1140 Petree St El Cajon, CA	1.0–2.0	1.0	770	$2,241	$2.91	2d	7	1.35mi
10343 Lunar Ln Santee, CA	3.0	2.0	1200	$3,600	$3.00	2d	1	1.41mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	2d	1	1.41mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.42mi
299 Wisconsin Ave Apt T El Cajon, CA	2.0	2.0	875	$2,250	$2.57	2d	1	1.44mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	20d	1	1.44mi
339 Chambers St El Cajon, CA	3.0	2.5	1600	$3,500	$2.19	20d	1	1.44mi
1240 Petree St El Cajon, CA	1.0–2.0	1.0–2.0	809	$2,771	$3.43	2d	20	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $230,000 Active 160 DOM
2. 2026-06-17
   days on market $230,000 Active 159 DOM
3. 2026-06-16
   days on market $230,000 Active 158 DOM
4. 2026-06-15
   days on market $230,000 Active 157 DOM
5. 2026-06-13
   days on market $230,000 Active 155 DOM
6. 2026-06-13
   days on market $230,000 Active 154 DOM
7. 2026-06-09
   days on market $230,000 Active 151 DOM
8. 2026-06-08
   days on market $230,000 Active 150 DOM
9. 2026-06-07
   days on market $230,000 Active 149 DOM
10. 2026-06-04
    days on market $230,000 Active 146 DOM
11. 2026-06-03
    days on market $230,000 Active 145 DOM
12. 2026-06-02
    days on market $230,000 Active 144 DOM
13. 2026-06-01
    days on market $230,000 Active 143 DOM
14. 2026-05-31
    days on market $230,000 Active 142 DOM
15. 2026-01-09
    listed $230,000 Active
16. 2026-01-08
    historical $230,000
17. 2026-01-07
    historical
18. 2025-12-11
    price $237,000
19. 2025-09-26
    listed $239,999 Active
20. 2025-09-03
    status Pending Sale
21. 2025-08-28
    historical
22. 2025-06-13
    listed $239,999 Active
23. 2025-01-02
    historical
24. 2024-10-11
    price $255,000
25. 2024-09-26
    listed $270,000 Active
26. 2024-09-25
    historical
27. 2024-07-11
    historical
28. 2024-05-31
    listed $285,000 Active
29. 2024-05-31
    listed $285,000 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: $534 · $44/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$1,214/yr (+$101/mo · 227.3%)

ⓘ 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 ≥98°F today · 16 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: $31,699
• − Mortgage interest: −$12,884
• − Property taxes: −$534
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$6,691
• Taxable income: $5,369
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $7,596/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

-19.3% since first listed

15 events — show timeline

• 2026-01-09 Listed $230,000 CRMLS
• 2026-01-08 Coming Soon $230,000 CRMLS
• 2026-01-07 Listing Removed — CRMLS
• 2025-12-11 Price Changed $237,000 CRMLS
• 2025-09-26 Listed $239,999 CRMLS
• 2025-09-03 Pending — CRMLS
• 2025-08-28 Listing Removed — CRMLS
• 2025-06-13 Listed $239,999 CRMLS
• 2025-01-02 Listing Removed — CRMLS
• 2024-10-11 Price Changed $255,000 CRMLS
• 2024-09-26 Listed $270,000 CRMLS
• 2024-09-25 Listing Removed — CRMLS
• 2024-07-11 Listing Removed — CRMLS
• 2024-05-31 Listed $285,000 CRMLS
• 2024-05-31 Listed $285,000 CRMLS

Property tax history

+3.3%/yr

Latest (2013): $534 · +5.7% YoY. Source: county tax records.