255 E Bradley Ave Spc 35 · Bostonia, CA 92021

$135,000

3 bd · 1.5 ba · 660 sqft · Manufactured · 293 Days on market

Built 1969 9.66 ac lot ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 to your new home! This 3 bedroom, 1.5 bath mobile home is the perfect blend of comfort and affordability. With 660 sq ft of thoughtfully designed space, it’s a great fit for first-time buyers, downsizers, or anyone searching for a cozy retreat in El Cajon. Inside, you’ll find a welcoming living area filled with natural light, a practical kitchen with plenty of storage, and three versatile bedrooms that can serve as sleeping space, an office, or guest rooms. The additional half bath makes daily living even more convenient. This home offers easy access to Parkway Plaza Mall, local dining, and major freeways, putting shopping, entertainment, and commuting right at your fing

Key facts

• Plenty of storage
• Major freeways
• Practical kitchen

Tags

• WELCOMING LIVING AREA
• PRACTICAL KITCHEN
• PLENTY OF STORAGE
• LOCAL DINING
• MAJOR FREEWAYS

Property features AI

Finance

• Other: Living area and lot size sourced from public records; Parcel number 7748303735
• Financial info: Land lease: $1,800 (land lease applies)
• HOA & community: Community has curbs

Exterior

• Parking: Park name: TBD
• Utilities: Public sewer
• Home design: Mobile home remains on site; One story
• Construction: Lot described as 0–1 unit/acre
• Exterior features: No pool

Interior

• Bedrooms: All bedrooms located on the ground floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Single-level home; Front entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $966 ($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 14.9% 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; 22 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 293 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1969 — 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: 1.78% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.66%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $88,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 E Bradley Ave #110	0.03mi	2/1.0 (-1)	728 (+10%)	14mo	$58,000	$80	63
255 E Bradley Ave #54	0.03mi	2/1.0 (-1)	576 (-13%)	21mo	$95,000	$165	53
450 E Bradley Ave #18	0.33mi	2/2.0 (-1)	747 (+13%)	7mo	$100,000	$134	50
450 E Bradley Ave #32	0.33mi	2/2.0 (-1)	745 (+13%)	14mo	$83,000	$111	44

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: 21.9%
• Equity multiple: 1.86×
• Total profit: $32,637
• Equity at exit: $20,129

10-year hold

• IRR: 28.0%
• Equity multiple: 3.13×
• Total profit: $80,562
• Equity at exit: $11,672

Cash invested: $37,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,404 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $966

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,059	-5% $1,013	+0% $966	+5% $919	+10% $873
Rent	-10% $776	-5% $871	+0% $966	+5% $1,061	+10% $1,156
Rate	-1.0pp $1,034	-0.5pp $1,000	base $966	+0.5pp $931	+1.0pp $895

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	2d	13	0.22mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	2d	1	0.22mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	2d	7	0.29mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	2d	13	0.29mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,128	$2.84	2d	8	0.47mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	0.71mi
8527 Graves Ave Santee, CA	1.0–2.0	1.0–2.0	505	$2,000	$3.96	2d	1	0.90mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,622	$3.10	2d	11	0.91mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	2d	8	0.96mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	2d	11	1.18mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	8d	9	1.18mi
8729 Graves Ave Santee, CA	1.0–2.0	1.0	752	$2,385	$3.17	2d	8	1.19mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	2d	1	1.25mi
437 E Park Ave El Cajon, CA	1.0–2.0	1.0	647	$2,332	$3.60	2d	6	1.31mi
1110-1140 Petree St El Cajon, CA	1.0–2.0	1.0	770	$2,241	$2.91	2d	7	1.31mi
294 Ballantyne St El Cajon, CA	1.0–2.0	1.0	700	$2,295	$3.28	2d	2	1.36mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	2d	1	1.39mi
181 Ballantyne St Apt 12 El Cajon, CA	2.0	1.0	583	$2,067	$3.55	5d	1	1.43mi
181 Ballantyne St Unit 15 El Cajon, CA	2.0	2.0	750	$2,500	$3.33	8d	1	1.43mi
1240 Petree St El Cajon, CA	1.0–2.0	1.0–2.0	809	$2,771	$3.43	2d	20	1.44mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,202	$2.61	2d	10	1.47mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	16d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 293 DOM
2. 2026-06-17
   days on market $135,000 Active 292 DOM
3. 2026-06-16
   days on market $135,000 Active 291 DOM
4. 2026-06-15
   days on market $135,000 Active 290 DOM
5. 2026-06-13
   days on market $135,000 Active 288 DOM
6. 2026-06-13
   days on market $135,000 Active 287 DOM
7. 2026-06-09
   days on market $135,000 Active 284 DOM
8. 2026-06-08
   days on market $135,000 Active 283 DOM
9. 2026-06-07
   days on market $135,000 Active 282 DOM
10. 2026-06-04
    days on market $135,000 Active 279 DOM
11. 2026-06-03
    days on market $135,000 Active 278 DOM
12. 2026-06-02
    days on market $135,000 Active 277 DOM
13. 2026-06-01
    days on market $135,000 Active 276 DOM
14. 2026-05-31
    days on market $135,000 Active 275 DOM
15. 2025-12-04
    price $135,000
16. 2025-08-29
    listed $140,000 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 18 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: $28,844
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − Depreciation: −$3,927
• Taxable income: $10,040
• Est. tax owed @ 24.0%: −$2,409
• After-tax cash flow: $9,182/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

-3.6% since first listed

2 events — show timeline

• 2025-12-04 Price Changed $135,000 CRMLS
• 2025-08-29 Listed $140,000 CRMLS