351 Bradley Ave #122 · Bostonia, CA 92021

$215,000

3 bd · 2.0 ba · 1,111 sqft · Manufactured · 13 Days on market

Built 2025 Excellent condition Est $148k · 46% 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
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home in very bad condition this is a CASH OFFER ONLY !!!!!

Key facts

• Move-in-ready home
• Modern layout
• Open living area

Tags

• MODERN LAYOUT
• OPEN LIVING AREA
• WELL-DESIGNED FLOOR PLAN
• MOVE-IN-READY HOME

Property features AI

Finance

• Other: Located in a suburban community (Starlight Mobile Home Park); Lot zoning approx. 0-1 unit/acre
• Financial info: Land lease noted
• HOA & community: Land lease in effect (land lease amount listed)

Exterior

• Parking: Carport; Has parking; Located in Starlight Mobile Home Park
• Utilities: District/public water; Public sewer; Standard electric service; Natural gas connected; Sewer connected; Electricity connected; Water connected
• Home design: Mobile home model Canyon Lake; Double-wide; Turnkey condition; One story; Entry on level 1; Paved road access
• Construction: Shingle roof; Brick, vertical siding, concrete, glass and drywall walls; Pier jacks foundation; Mobile home remains on site; Mobile dimensions approximately 22 ft by 51 ft; Year built source: Builder
• Exterior features: Awning; In-ground community pool

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Microwave; Refrigerator; Freezer; Ice maker; Dishwasher; Garbage disposal; Water heater unit; Laminate counters
• Bedrooms: Primary bedroom (main level)
• Flooring: See remarks
• Bathrooms: 2 full bathrooms; Shower in tub; Shower
• Heating & cooling: Central furnace
• Interior features: Open floor plan; Ceiling fan; Recessed lighting; Double pane windows; Unfurnished; Laminate counters
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 9.4% 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 42% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $95k; list at $215k implies a 126% gain — meaningful room to come down on a strong offer.

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 $215,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $147,763
• 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 164	0.16mi	3/2.0	1,100 (-1%)	11mo	$165,000	$150	82
255 E Bradley Ave Spc 116	0.15mi	3/2.0	1,040 (-6%)	7mo	$180,000	$173	77
450 E Bradley Ave #121	0.17mi	2/2.0 (-1)	1,088 (-2%)	15mo	$124,900	$115	72
450 E Bradley Ave #127	0.17mi	3/2.0	1,246 (+12%)	2mo	$106,000	$85	70
351 E Bradley Ave Spc 109	0.16mi	2/2.0 (-1)	1,056 (-5%)	12mo	$140,000	$133	70
351 E Bradley Ave Spc 125	0.00mi	3/2.0	960 (-14%)	10mo	$150,000	$156	69
400 Greenfield Dr #138	0.37mi	3/2.0	1,152 (+4%)	15mo	$145,000	$126	64
255 E Bradley Ave #119	0.17mi	3/1.5	950 (-14%)	4mo	$121,000	$127	62
400 Greenfield, Dr, space 114	0.36mi	3/2.0	1,227 (+10%)	10mo	$155,000	$126	58
255 E Bradley Ave #13	0.15mi	2/2.0 (-1)	960 (-14%)	14mo	$165,000	$172	54
351 E Bradley Ave #45	0.16mi	2/2.0 (-1)	960 (-14%)	15mo	$135,000	$141	53
400 Greenfield Dr Spc 123	0.36mi	2/2.0 (-1)	960 (-14%)	11mo	$107,000	$111	47

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,662
• Equity at exit: $32,057

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $11,024
• Equity at exit: $18,589

Cash invested: $60,200 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $561

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 73%

Sensitivity live

Price	-10% $710	-5% $635	+0% $561	+5% $487	+10% $412
Rent	-10% $356	-5% $459	+0% $561	+5% $663	+10% $766
Rate	-1.0pp $669	-0.5pp $616	base $561	+0.5pp $505	+1.0pp $449

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	2d	1	0.10mi
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	2d	13	0.12mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	2d	3	0.13mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	2d	7	0.24mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	24d	1	0.29mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	2d	1	0.41mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.44mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	2d	13	0.46mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,128	$2.84	2d	8	0.49mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	3d	1	0.58mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.62mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	8d	1	0.63mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.66mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	0.76mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	2d	1	0.81mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,622	$3.10	2d	11	0.97mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	2d	1	0.99mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,978	$2.33	2d	4	1.00mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	2d	8	1.01mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	2d	1	1.01mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	5d	1	1.02mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	2d	5	1.02mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	2d	1	1.05mi
8729 Graves Ave Santee, CA	1.0–2.0	1.0	752	$2,385	$3.17	2d	8	1.08mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	2d	1	1.19mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	1.23mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	1.23mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	1.23mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	8d	9	1.27mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	2d	11	1.27mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	2d	1	1.28mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	1.29mi
8712 N Magnolia Ave Santee, CA	2.0	2.0	1060	$2,875	$2.71	2d	1	1.29mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	2d	1	1.29mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.29mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	2d	1	1.29mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	2d	1	1.33mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	2d	1	1.33mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	1.35mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	2d	1	1.37mi

Listing history 10 events

1. 2026-06-18
   days on market $215,000 Active 13 DOM
2. 2026-06-17
   days on market $215,000 Active 12 DOM
3. 2026-06-16
   days on market $215,000 Active 11 DOM
4. 2026-06-15
   days on market $215,000 Active 10 DOM
5. 2026-06-13
   days on market $215,000 Active 8 DOM
6. 2026-06-13
   days on market $215,000 Active 7 DOM
7. 2026-06-09
   days on market $215,000 Active 4 DOM
8. 2026-06-08
   days on market $215,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $215,000 Active 2 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 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: $31,091
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$6,255
• Taxable income: $3,519
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $5,888/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready manufactured home in the Starlight Mobile Home Park offers a modern and well-maintained living space with no visible repairs needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Increases value and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Increases value and reduces maintenance ↑

ⓘ 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 — 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

+330.0% since first listed

4 events — show timeline

• 2026-06-05 Listed $215,000 CRMLS
• 2024-08-02 Sold (MLS) $95,000 CRMLS
• 2024-05-28 Pending — CRMLS
• 2024-05-18 Listed $50,000 CRMLS