1815 Sweetwater Rd #81 · La Presa, CA 91977

$275,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 6 Days on market

Built 1972 3,869 sqft lot Est $206k · 34% over

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Why this score? — see what drove the D 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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This large 2 bedroom 2 bath home in need of a little TLC has great views and is located in a wonderful 55+ park with many amenities. Worth taking a look at.Buyer and Buyers agent to verify all information contained here in before close of escrow.SELLER IS VERY MOTIVATED.

Key facts

• Vinyl flooring
• Water heater
• A/c wall unit

Tags

• NEWER CARPET
• VINYL FLOORING
• WATER HEATER
• DOUBLE-GLAZED WINDOWS
• A/C WALL UNIT
• BIRCH CABINETS

Property features AI

Finance

• Other: Lot size source and living area source reported by seller; Parcel number 5780601000
• Financial info: Land lease of $835 per month; Buyer to assume assessments; special assessments apply
• HOA & community: Senior community; Community features include gutters, biking paths, dog park, storm drains, suburban setting; Manager approval required

Exterior

• Parking: 2 carport spaces; 2 total parking spaces; Located in Terrace Mobile Home Estates
• Utilities: Public sewer
• Home design: Mobile home (24' x 52') — mobile home remains; Single-story; Has view
• Construction: Year built information provided by seller
• Exterior features: In-ground community pool; Patio home; Level with street; Landscaped yard; Near public transit; Lot level/flat; Park nearby; Front yard

Interior

• Kitchen: Kitchen included
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling
• Interior features: Front porch entry; One-level home; Sun room; Center hall
• Laundry & utility: In-closet laundry; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.6% vs local median 3.0% 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: schools D+, health & safety D, crime 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.
• Market conditions: Rents flat; 158 active listings in the ZIP; 28 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 34% of the median local income ($100k/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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $17k; list at $275k implies a 1518% gain — meaningful room to come down on a strong offer.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 Sweetwater Rd #28	0.07mi	2/2.0	1,222 (-2%)	21mo	$185,000	$151	76
1815 Sweetwater Rd #22	0.10mi	3/2.0 (+1)	1,344 (+8%)	8mo	$275,000	$205	70
1815 Sweetwater Rd #167	0.07mi	2/2.0	1,122 (-10%)	19mo	$185,000	$165	64
2515 Sweetwater Rd Spc 23	0.66mi	3/2.0 (+1)	1,248 (0%)	1mo	$185,000	$148	63

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-30,733
• Equity at exit: $41,003

10-year hold

• IRR: -5.4%
• Equity multiple: 0.68×
• Total profit: $-24,285
• Equity at exit: $23,777

Cash invested: $77,000 (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 91977

• Rents YoY: 0.9%
• Active inventory: 158
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $308

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 84%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1392 Helix St Unit Helix 1394 Spring Valley, CA	2.0	1.0	900	$2,095	$2.33	10d	1	0.35mi
1624 Canyon Rd Spring Valley, CA	2.0	1.0	800	$2,355	$2.94	1d	4	0.51mi
9211 Amys St Spring Valley, CA	2.0	2.0	805	$1,745	$2.17	1d	1	0.70mi
8926 Delrose Ave Spring Valley, CA	2.0	1.5	739	$1,895	$2.56	1d	1	0.73mi
8926 Delrose Ave Unit 8914-24 Spring Valley, CA	2.0	1.5	739	$1,895	$2.56	1d	1	0.73mi
1071 Osage Dr Spring Valley, CA	3.0	1.5	1054	$3,495	$3.32	1d	1	0.75mi
8836 Valencia St Spring Valley, CA	2.0	1.0	832	$3,500	$4.21	1d	1	0.88mi
937 Felicita Ave Spring Valley, CA	3.0	2.0	1400	$3,800	$2.71	17d	1	0.89mi
1916 Skyline Dr Lemon Grove, CA	2.0	1.0	750	$2,400	$3.20	1d	1	0.91mi
911 Concepcion Ave Spring Valley, CA	3.0	2.5	1250	$3,300	$2.64	11d	1	0.96mi
2705 Dennis Ln Lemon Grove, CA	3.0	2.0	1221	$4,400	$3.60	1d	1	0.99mi
2369 Ravenwood Dr Lemon Grove, CA	3.0	2.5	1461	$3,950	$2.70	3d	1	1.06mi
8953 Lamar St #8951 Spring Valley, CA	3.0	2.0	1200	$3,500	$2.92	1d	1	1.06mi
840 Grand Ave Unit 4 Spring Valley, CA	2.0	1.0	875	$1,950	$2.23	1d	1	1.09mi
8881 Lamar St Unit 02 Spring Valley, CA	3.0	2.0	1200	$2,995	$2.50	22d	1	1.09mi
8881 Lamar St Apt 3 Spring Valley, CA	3.0	2.0	1200	$2,995	$2.50	1d	1	1.09mi
8881 Lamar St Apt 7 Spring Valley, CA	3.0	2.0	1200	$2,995	$2.50	10d	1	1.09mi
8145 Dodie St #47 San Diego, CA	2.0	1.0	700	$2,400	$3.43	24d	1	1.10mi
832 Grand Ave Unit 832-D Spring Valley, CA	2.0	1.0	860	$1,975	$2.30	1d	1	1.10mi
9144 Rosedale Dr Spring Valley, CA	3.0	2.0	1205	$3,300	$2.74	22d	1	1.10mi
8075 Palm St Lemon Grove, CA	2.0	1.0	900	$2,750	$3.06	10d	1	1.12mi
567 Encinitas Ave San Diego, CA	2.0	1.0	816	$2,800	$3.43	24d	1	1.12mi
8619 Sandy Bev Ln Lemon Grove, CA	2.0	1.0	812	$2,795	$3.44	1d	1	1.15mi
8355 Golden Ave Lemon Grove, CA	2.0	2.0	1037	$2,999	$2.89	1d	1	1.26mi
3038 Washington St Lemon Grove, CA	2.0	1.0	700	$2,700	$3.86	1d	1	1.28mi
1225 Capistrano Ave Unit B Spring Valley, CA	1.0	1.0	900	$1,900	$2.11	22d	1	1.34mi
3375 Par Dr La Mesa, CA	2.0	2.0	1229	$4,200	$3.42	1d	1	1.41mi
3405 Fairway Dr La Mesa, CA	3.0	2.0	1204	$3,950	$3.28	1d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $275,000 Active 6 DOM
2. 2026-06-17
   days on market $275,000 Active 5 DOM
3. 2026-06-16
   days on market $275,000 Active 4 DOM
4. 2026-06-15
   days on market $275,000 Active 3 DOM
5. 2026-06-13
   remarks 655-char remark
6. 2026-06-13
   listed $275,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 5 d/yr ≥93°F today · 13 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: $33,549
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$8,000
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $3,871/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: 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

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 · 3,178,799 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: 2007.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% White 29% Two or more races 19% Black 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Portuguese 2% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 59% English-only · Spanish 32% Tagalog/Filipino 3% Arabic 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: ▼ -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

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

+918.5% since first listed

12 events — show timeline

• 2026-06-12 Listed $275,000 CRMLS
• 2013-04-29 Sold (MLS) $17,000 CRMLS
• 2013-04-29 Sold (MLS) $17,000 SDMLS
• 2013-04-17 Pending — SDMLS
• 2013-04-03 Price Changed $22,000 SDMLS
• 2013-03-03 Listed $27,000 SDMLS
• 2013-03-02 Listing Removed — SDMLS
• 2013-03-02 Listed $22,000 CRMLS
• 2013-03-01 Listing Removed — CRMLS
• 2012-06-28 Price Changed $27,000 SDMLS
• 2012-03-13 Listed $35,000 SDMLS
• 2012-03-12 Listed $27,000 CRMLS