351 E Bradley Ave Spc 52 · Bostonia, CA 92021

$134,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 160 Days on market

Built 1978 17 ac lot Est $147k · 8% under ↓ 9% since listing

---

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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover this charming mobile home situated in a friendly community in El Cajon! This 2-bedroom, 2 bathroom home offers a comfortable layouts, providing a peaceful retreat at the end of the day. Spacious Living Area that welcomes natural light, perfect for relaxation and entertaining. Equipped with appliances and sufficient cabinet space . Community amenities include a pool, clubhouse, laundry facilities, and guest parking. Conveniently located near shopping, dining, freeway access, this home offers both comfort and convenience. Park is all-ages This mobile home is a wonderful opportunity for affordable living in El Cajon! Don’t miss your chance to make it your own—schedule a s

Key facts

• Laundry facilities
• Guest parking
• Clubhouse

Tags

• SPACIOUS LIVING AREA
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• LAUNDRY FACILITIES
• GUEST PARKING

Property features AI

Finance

• Other: Directions: GPS
• HOA & community: Part of an association; Land lease

Exterior

• Parking: Carport; 2 covered parking spaces
• Utilities: Living area and lot details sourced from assessor
• Home design: Manufactured/mobile home (52' x 52'); Single story; Entry on main level; Located in the Starlight park
• Construction: Year built per assessor
• Exterior features: Community pool; Sidewalks; Lot is level/flat

Interior

• Kitchen: Kitchen
• Bedrooms: Primary suite
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Front door entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 40 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 39% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (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. Built in 1978 — 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 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?
6. 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?
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: 1.79% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.14%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $146,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 E Bradley Ave Spc 109	0.00mi	2/2.0	1,056 (+2%)	12mo	$140,000	$133	88
255 E Bradley Ave Spc 116	0.10mi	3/2.0 (+1)	1,040 (0%)	7mo	$180,000	$173	85
351 E Bradley Ave Spc 164	0.00mi	3/2.0 (+1)	1,100 (+6%)	11mo	$165,000	$150	76
351 E Bradley Ave #45	0.00mi	2/2.0	960 (-8%)	15mo	$135,000	$141	75
255 E Bradley Ave #13	0.10mi	2/2.0	960 (-8%)	14mo	$165,000	$172	71
255 E Bradley Ave #119	0.09mi	3/1.5 (+1)	950 (-9%)	4mo	$121,000	$127	71
351 E Bradley Ave #78	0.00mi	2/2.0	1,136 (+9%)	17mo	$130,000	$114	71
400 Greenfield Dr Spc 123	0.20mi	2/2.0	960 (-8%)	11mo	$107,000	$111	69
351 E Bradley Ave Spc 125	0.16mi	3/2.0 (+1)	960 (-8%)	10mo	$150,000	$156	66
450 E Bradley Ave #121	0.31mi	2/2.0	1,088 (+5%)	14mo	$124,900	$115	66
400 Greenfield Dr #138	0.22mi	3/2.0 (+1)	1,152 (+11%)	15mo	$145,000	$126	54
450 E Bradley Ave #25	0.29mi	2/2.0	1,176 (+13%)	19mo	$175,000	$149	49

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: 22.5%
• Equity multiple: 1.89×
• Total profit: $33,519
• Equity at exit: $20,114

10-year hold

• IRR: 28.5%
• Equity multiple: 3.18×
• Total profit: $82,314
• Equity at exit: $11,664

Cash invested: $37,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $980

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 55%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	1d	13	0.16mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	1d	1	0.21mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	1d	13	0.29mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	1d	1	0.29mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	24d	1	0.31mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	1d	3	0.33mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,128	$2.84	1d	8	0.34mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	1d	7	0.40mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.47mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.48mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	2d	1	0.52mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.57mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	0.58mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	1d	1	0.61mi
848 N Mollison Ave El Cajon, CA	1.0	1.0	690	$2,101	$3.04	1d	5	0.69mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,150	$2.54	1d	11	0.79mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	1d	1	0.80mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	1d	1	0.81mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	1d	5	0.82mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	1d	8	0.83mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	7d	1	0.83mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,978	$2.33	1d	4	0.84mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	5d	1	0.85mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	1d	1	0.98mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	1d	1	0.98mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	1.03mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	1.03mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	1.03mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	1d	1	1.07mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	7d	9	1.07mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	1d	11	1.07mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	2d	1	1.08mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	1d	1	1.08mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	2d	1	1.12mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	1d	1	1.12mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	1d	1	1.15mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	1.15mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.15mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	20d	1	1.19mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	1d	1	1.20mi

Listing history 16 events

1. 2026-06-18
   days on market $134,900 Active 160 DOM
2. 2026-06-17
   days on market $134,900 Active 159 DOM
3. 2026-06-16
   days on market $134,900 Active 158 DOM
4. 2026-06-15
   days on market $134,900 Active 157 DOM
5. 2026-06-13
   days on market $134,900 Active 155 DOM
6. 2026-06-13
   days on market $134,900 Active 154 DOM
7. 2026-06-09
   days on market $134,900 Active 151 DOM
8. 2026-06-08
   days on market $134,900 Active 150 DOM
9. 2026-06-07
   days on market $134,900 Active 149 DOM
10. 2026-06-04
    days on market $134,900 Active 146 DOM
11. 2026-06-03
    days on market $134,900 Active 145 DOM
12. 2026-06-02
    days on market $134,900 Active 144 DOM
13. 2026-06-01
    days on market $134,900 Active 143 DOM
14. 2026-05-31
    days on market $134,900 Active 142 DOM
15. 2026-03-24
    price $134,900
16. 2025-11-14
    listed $149,000 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 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥99°F today · 14 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: $29,052
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$3,924
• Taxable income: $10,225
• Est. tax owed @ 24.0%: −$2,454
• After-tax cash flow: $9,310/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

-9.5% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $134,900 CRMLS
• 2025-11-14 Listed $149,000 CRMLS

Property tax history

+3.1%/yr

Latest (2013): $220 · +5.2% YoY. Source: county tax records.