1174 E Main St #103 · El Cajon, CA 92021

$128,500

2 bd · 1.0 ba · 700 sqft · Manufactured · 49 Days on market

Built 1961 Good condition Est $105k · 22% over ↓ 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Senior Community. $1,025 lot rent. The seller just extended the second bedroom! This gem of a home has been tastefully remodeled! This modern 2 bed, 1 bath home sits on a great corner lot. The spacious kitchen offers beautiful cabinetry, brick/stone wall backsplash, bright and airy. It also includes the appliances and beautiful pendant lights. Shelving and lots of storage. The very large expanded living room offers an accent wall, as well as a mini-split heat/air unit. There is a laundry closet; washer/dryer and a desirable utility sink. This home features lovely window shutters, beautiful flooring and clean finishes throughout. Drywall throughout and modern lighting. Main bedroom has a lar

Key facts

• Window shutters
• Expanded living room
• Laundry closet

Tags

• CORNER LOT
• EXPANDED LIVING ROOM
• LAUNDRY CLOSET
• UTILITY SINK
• WINDOW SHUTTERS
• STORAGE SHED

Property features AI

Finance

• Other: Pets allowed
• Financial info: Land lease amount: $1,025
• HOA & community: Senior community; Land lease in park (Safari Mobile Lodge)

Exterior

• Parking: Attached carport; Parking available (Safari Mobile Lodge)
• Utilities: Private water
• Home design: Mobile home (Paramount model); Single-story; Mobile home remains on site; Estimated lot size 0–1 unit/acre
• Construction: Pier jacks foundation
• Exterior features: Community pool; Gutters

Interior

• Kitchen: Microwave; Refrigerator; Gas & Electric Range
• Bedrooms: All bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless cooling
• Interior features: One-level living; Entry from the living room; Turnkey condition
• Laundry & utility: Washer included; Dryer included; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.4% in El Cajon — 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 (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living 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 33% 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 $888 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,645 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.26%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $105,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 E Main St #62	0.01mi	2/2.0	691 (-1%)	2mo	$175,000	$253	91
1174 E Main St Spc 92	0.01mi	2/2.0	800 (+14%)	11mo	$139,000	$174	63
998 E Main St #46	0.37mi	3/1.5 (+1)	676 (-3%)	9mo	$135,000	$200	62
187 Ballard St #15	0.20mi	2/2.0	800 (+14%)	1mo	$120,000	$150	62
410 S 1st St Spc 145	0.50mi	2/1.5	742 (+6%)	5mo	$85,575	$115	60
1425 E Madison Ave #18	0.72mi	2/1.0	748 (+7%)	1mo	$147,000	$197	54
410 S 1st St #30	0.50mi	2/1.0	784 (+12%)	4mo	$85,000	$108	53
410 S 1st St #126	0.50mi	2/1.0	800 (+14%)	15mo	$107,500	$134	40
150 S Anza St #41	0.44mi	2/1.0	600 (-14%)	20mo	$35,000	$58	40

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: 12.9%
• Equity multiple: 1.49×
• Total profit: $17,753
• Equity at exit: $19,160

10-year hold

• IRR: 19.3%
• Equity multiple: 2.39×
• Total profit: $50,058
• Equity at exit: $11,110

Cash invested: $35,980 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$674
• Tax est. 1.5%: −$161 /mo · $1,928/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $698

Break-even live

Break-even rent $1,124

Max offer price $128,500

Occupancy floor 60%

Sensitivity live

Price	-10% $786	-5% $742	+0% $698	+5% $653	+10% $609
Rent	-10% $539	-5% $618	+0% $698	+5% $777	+10% $856
Rate	-1.0pp $762	-0.5pp $730	base $698	+0.5pp $664	+1.0pp $630

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Orlando St #21 El Cajon, CA	1.0	1.0	692	$1,850	$2.67	10d	1	0.14mi
368 Orlando St El Cajon, CA	1.0	1.0	692	$1,850	$2.67	2d	1	0.14mi
359 N 1st St Apt 8 El Cajon, CA	1.0	1.0	500	$1,575	$3.15	2d	1	0.18mi
180 N 1st St El Cajon, CA	1.0–2.0	1.0–2.0	830	$2,125	$2.56	2d	3	0.20mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	16d	1	0.22mi
233 Shady Ln El Cajon, CA	1.0	1.0	650	$1,795	$2.76	2d	1	0.25mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$2,150	$3.97	2d	2	0.25mi
301 Shady Ln El Cajon, CA	1.0–2.0	1.0	720	$2,250	$3.12	2d	8	0.27mi
422 Shady Ln El Cajon, CA	1.0–3.0	1.0–2.0	900	$2,304	$2.56	2d	18	0.28mi
541 N 1st St Apt 14 El Cajon, CA	1.0	1.0	550	$1,550	$2.82	2d	1	0.31mi
421 Shady Ln El Cajon, CA	1.0	1.0	575	$1,708	$2.97	2d	3	0.31mi
1018 E Lexington Ave El Cajon, CA	1.0	1.0	670	$1,800	$2.69	2d	1	0.40mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,225	$2.60	2d	5	0.40mi
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,425	$2.89	2d	8	0.40mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,202	$2.61	2d	10	0.47mi
291 Jamacha Rd El Cajon, CA	1.0–2.0	1.0	825	$2,095	$2.54	2d	4	0.53mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	0.54mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	2d	11	0.55mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	8d	9	0.55mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	2d	1	0.56mi
1343 Oakdale Ave El Cajon, CA	1.0–2.0	1.0–2.0	800	$2,195	$2.74	2d	1	0.57mi
150 S Mollison Ave El Cajon, CA	1.0	1.0	515	$1,800	$3.50	2d	1	0.58mi
1382 Ivory Ct Unit 1382B El Cajon, CA	1.0	1.0	550	$1,625	$2.95	2d	1	0.58mi
279 S Mollison Ave El Cajon, CA	1.0	1.0	570	$1,950	$3.42	2d	1	0.59mi
1360 E Madison Ave El Cajon, CA	1.0–2.0	1.0	550	$2,595	$4.72	2d	22	0.59mi
421 S Mollison Ave El Cajon, CA	1.0–2.0	1.0	726	$1,900	$2.62	2d	2	0.61mi
588 S Anza St El Cajon, CA	1.0–2.0	1.0	767	$2,100	$2.74	2d	6	0.61mi
390 S Mollison Ave El Cajon, CA	1.0	1.0	750	$1,725	$2.30	2d	1	0.65mi
523 Grape St El Cajon, CA	1.0	1.0	648	$1,695	$2.62	2d	2	0.68mi
1037 Peach Ave El Cajon, CA	1.0	1.0	560	$1,694	$3.03	2d	4	0.69mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	2d	8	0.71mi
633 E Park Ave El Cajon, CA	1.0	1.0	650	$1,675	$2.58	11d	1	0.73mi
633 E Park Ave Unit 12 El Cajon, CA	1.0	1.0	650	$1,675	$2.58	18d	1	0.73mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,150	$2.54	2d	11	0.75mi
798 McClure St Apt 7 El Cajon, CA	1.0	1.0	570	$1,595	$2.80	2d	1	0.75mi
444 S Lincoln Ave El Cajon, CA	2.0	1.0	748	$2,000	$2.67	24d	1	0.81mi
800 N Mollison Ave #48 El Cajon, CA	1.0	1.0	460	$1,575	$3.42	2d	1	0.81mi
800 N Mollison Ave #48 El Cajon, CA	1.0	1.0	460	$1,875	$4.08	22d	1	0.81mi
195 Ballantyne St Unit 8 El Cajon, CA	1.0	1.0	500	$1,650	$3.30	8d	1	0.84mi
181 Ballantyne St Apt 12 El Cajon, CA	2.0	1.0	583	$2,067	$3.55	5d	1	0.85mi

Listing history 15 events

1. 2026-06-09
   days on market $128,500 Active 49 DOM
2. 2026-06-08
   days on market $128,500 Active 48 DOM
3. 2026-06-07
   days on market $128,500 Active 47 DOM
4. 2026-06-04
   days on market $128,500 Active 44 DOM
5. 2026-06-03
   days on market $128,500 Active 43 DOM
6. 2026-06-02
   days on market $128,500 Active 42 DOM
7. 2026-06-01
   days on market $128,500 Active 41 DOM
8. 2026-05-31
   days on market $128,500 Active 40 DOM
9. 2026-04-20
   listed $128,500 Active
10. 2026-02-24
    status Active
11. 2026-02-24
    historical
12. 2026-02-17
    status Pending Sale
13. 2026-01-06
    price $128,500
14. 2025-11-26
    listed $135,000 Active
15. 2025-11-26
    historical

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 17 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: $24,085
• − Mortgage interest: −$7,198
• − Property taxes: −$1,928
• − Insurance: −$642
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$3,738
• Taxable income: $6,725
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $6,757/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This tastefully remodeled home offers a modern kitchen, updated bathrooms, and a well-maintained exterior. It's a great investment opportunity with potential for further updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• 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

-4.8% since first listed

7 events — show timeline

• 2026-04-20 Listed $128,500 CRMLS
• 2026-02-24 Relisted — CRMLS
• 2026-02-24 Listing Removed — CRMLS
• 2026-02-17 Pending — CRMLS
• 2026-01-06 Price Changed $128,500 CRMLS
• 2025-11-26 Listed $135,000 CRMLS
• 2025-11-26 Coming Soon — CRMLS