501 Anita Street Spc 50 · Chula Vista, CA 91911

$159,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 43 Days on market

Built 1969 13 ac lot Est $167k · at est.

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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 +9.7/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAKE OFFER NOW!! OWNER WANTS IT SOLD! Spotless and ready for new owner. Great home in 55+ park. This 2BR/1BA home features newer dual pane windows & sliding door, berber carpeting, tile, bathroom cabinets, and siding. Includes earthquake strapping underneath, new vertical blinds in the living room and dining area. Easy care yard with palms and plumerias that give a tropical feel. There is a nice sitting area and two storage sheds in the back. Buyer to verify measurements.

Key facts

• 13.38 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size and living area sourced from public records
• Financial info: Land lease of $1,200
• HOA & community: Part of an association; Senior community; Community features include biking, street lighting, sidewalks, and a park

Exterior

• Parking: 2 parking spaces; 2 carport spaces; Located in Granada Mobile Estates
• Utilities: Public sewer
• Home design: Single-story manufactured/mobile home (20' x 40'); Entry on main level
• Construction: Year built per assessor; Mobile home construction
• Exterior features: Community pool; Lot is level/flat; Close to clubhouse

Interior

• Kitchen: Kitchen (appliances not listed)
• Bedrooms: Main floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; Entry; Living room; Has view
• Laundry & utility: Laundry hookups for gas and electric dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.7% in Chula Vista — 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 75/100 on livability (#127 in CA, #4,345 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.6%/yr); 159 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); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 35% of the median local income ($82k/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 $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $25k; list at $159k implies a 536% gain — meaningful room to come down on a strong offer.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1969 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $167,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 Anita St Spc 64	0.22mi	2/1.0	800 (0%)	17mo	$133,000	$166	76
521 Orange Ave #77	0.36mi	2/1.5	800 (0%)	20mo	$310,000	$388	64
523 Anita St #10	0.16mi	2/1.0	753 (-6%)	23mo	$167,000	$222	63
444 Anita St Spc 11	0.21mi	3/1.0 (+1)	720 (-10%)	12mo	$157,000	$218	58
1500 Third Avenue #44	0.44mi	2/1.0	728 (-9%)	12mo	$152,000	$209	54
501 Anita St Spc 37	0.13mi	2/2.0	900 (+12%)	19mo	$125,000	$139	54
1500 Third Ave #13	0.39mi	2/1.0	720 (-10%)	16mo	$141,100	$196	52

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: 11.1%
• Equity multiple: 1.43×
• Total profit: $18,927
• Equity at exit: $23,707

10-year hold

• IRR: 17.6%
• Equity multiple: 2.25×
• Total profit: $55,861
• Equity at exit: $13,747

Cash invested: $44,520 (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 91911

• Rents YoY: -2.6%
• Active inventory: 159
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $812

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 61%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Main St Chula Vista, CA	1.0	1.0	600	$1,495	$2.49	22d	1	0.18mi
393 Montgomery St Unit 4 Chula Vista, CA	2.0	1.0	757	$2,095	$2.77	10d	1	0.20mi
528 Anita St #59 Chula Vista, CA	1.0	1.0	636	$2,000	$3.14	1d	1	0.26mi
317 Tremont St Unit 5 Chula Vista, CA	2.0	1.0	870	$2,295	$2.64	1d	1	0.40mi
1486 Broadway Chula Vista, CA	1.0	1.0	605	$1,995	$3.30	1d	1	0.42mi
307 Orange Ave Chula Vista, CA	1.0–2.0	1.0–2.0	662	$2,225	$3.36	1d	2	0.46mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,292	$3.99	1d	9	0.59mi
1250 Fifth Ave Chula Vista, CA	2.0–3.0	2.0	1045	$2,500	$2.39	1d	4	0.67mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,701	$3.23	1d	12	0.71mi
240 Quintard St Chula Vista, CA	1.0–2.0	1.0	662	$2,400	$3.62	1d	4	0.73mi
1440 Second Ave Chula Vista, CA	1.0	1.0	603	$2,210	$3.67	1d	1	0.73mi
1240 Fourth Ave Chula Vista, CA	3.0	1.0	1000	$4,588	$4.59	3d	1	0.73mi
555 Oxford St Chula Vista, CA	1.0–2.0	1.0	579	$2,362	$4.08	1d	1	0.76mi
210 Quintard St Chula Vista, CA	1.0	1.0	685	$1,785	$2.61	1d	2	0.79mi
495 Queen Anne Dr Unit 1 Chula Vista, CA	2.0	1.0	1000	$2,800	$2.80	3d	1	0.87mi
1145 Fourth Ave Chula Vista, CA	1.0	1.0	700	$1,945	$2.78	1d	1	0.98mi
236 Kennedy St Unit 13 Chula Vista, CA	1.0	1.0	625	$1,950	$3.12	1d	1	0.98mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	1d	1	1.06mi
868 Elise St Unit B Chula Vista, CA	3.0	1.0	909	$2,400	$2.64	1d	1	1.07mi
540 Naples St Chula Vista, CA	1.0	1.0	650	$1,850	$2.85	1d	1	1.08mi
520 Naples St Chula Vista, CA	1.0	1.0	625	$1,925	$3.08	2d	4	1.08mi
1055 Granjas Rd Chula Vista, CA	1.0	1.0	550	$1,795	$3.26	1d	2	1.13mi
1051 Broadway Unit 13 Chula Vista, CA	2.0	2.0	875	$2,325	$2.66	1d	1	1.17mi
1051 Broadway Unit 17 Chula Vista, CA	1.0	1.0	602	$2,095	$3.48	1d	1	1.17mi
1051 Broadway Unit 49 Chula Vista, CA	2.0	2.0	770	$2,225	$2.89	1d	1	1.17mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	1d	1	1.17mi
128 Henry Ln Unit B Chula Vista, CA	2.0	1.0	1000	$2,100	$2.10	1d	1	1.20mi
511 Wykes St Chula Vista, CA	2.0	1.0	1000	$2,650	$2.65	3d	1	1.22mi
1487 Hilltop Dr Chula Vista, CA	2.0	2.0	680	$2,399	$3.53	1d	1	1.24mi
768 Hollister St San Diego, CA	2.0	2.0	840	$2,300	$2.74	2d	1	1.24mi
1035 Fourth Ave Chula Vista, CA	2.0	2.0	910	$2,495	$2.74	17d	2	1.25mi
1038 Oaklawn Ave Chula Vista, CA	3.0	1.5	1044	$3,995	$3.83	1d	1	1.28mi
615 Moss St Chula Vista, CA	2.0	2.0	800	$2,400	$3.00	1d	2	1.29mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	1d	9	1.29mi
1051 Del Mar Ave Chula Vista, CA	1.0	1.0	600	$1,895	$3.16	1d	3	1.32mi
3865 Main St Chula Vista, CA	2.0	2.0	741	$2,950	$3.98	14d	1	1.33mi
574 Moss St Chula Vista, CA	1.0–2.0	1.0	749	$2,740	$3.66	1d	1	1.33mi
986 Broadway Unit 982-209 Chula Vista, CA	1.0	1.0	725	$2,595	$3.58	18d	1	1.34mi
986 Broadway Unit 982-313 Chula Vista, CA	2.0	2.0	1020	$2,995	$2.94	14d	1	1.34mi
986 Broadway Unit 982-314 Chula Vista, CA	2.0	2.0	1044	$3,295	$3.16	7d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $159,000 Active 43 DOM
2. 2026-06-17
   days on market $159,000 Active 42 DOM
3. 2026-06-16
   days on market $159,000 Active 41 DOM
4. 2026-06-15
   days on market $159,000 Active 40 DOM
5. 2026-06-13
   days on market $159,000 Active 38 DOM
6. 2026-06-13
   days on market $159,000 Active 37 DOM
7. 2026-06-09
   days on market $159,000 Active 34 DOM
8. 2026-06-08
   days on market $159,000 Active 33 DOM
9. 2026-06-07
   days on market $159,000 Active 32 DOM
10. 2026-06-04
    days on market $159,000 Active 29 DOM
11. 2026-06-03
    days on market $159,000 Active 28 DOM
12. 2026-06-02
    days on market $159,000 Active 27 DOM
13. 2026-06-01
    days on market $159,000 Active 26 DOM
14. 2026-05-31
    days on market $159,000 Active 25 DOM
15. 2026-05-06
    listed $159,000 Active
16. 2026-05-06
    historical
17. 2026-04-10
    price $159,000
18. 2025-12-16
    listed $179,000 Active
19. 2009-05-13
    soldstatus $25,000 482-char remark

    Show marketing remark (482 chars)

    MAKE OFFER NOW!! OWNER WANTS IT SOLD! Spotless and ready for new owner. Great home in 55+ park. This 2BR/1BA home features newer dual pane windows & sliding door, berber carpeting, tile, bathroom cabinets, and siding. Includes earthquake strapping underneath, new vertical blinds in the living room and dining area. Easy care yard with palms and plumerias that give a tropical feel. There is a nice sitting area and two storage sheds in the back. Buyer to verify measurements.

20. 2008-06-28
    listed $40,876 482-char remark

    Show marketing remark (482 chars)

    MAKE OFFER NOW!! OWNER WANTS IT SOLD! Spotless and ready for new owner. Great home in 55+ park. This 2BR/1BA home features newer dual pane windows & sliding door, berber carpeting, tile, bathroom cabinets, and siding. Includes earthquake strapping underneath, new vertical blinds in the living room and dining area. Easy care yard with palms and plumerias that give a tropical feel. There is a nice sitting area and two storage sheds in the back. Buyer to verify measurements.

ⓘ 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 4/10 Moderate 6 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,032
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$4,625
• Taxable income: $7,675
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $7,908/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — Chula Vista

• Score: 75/100
• State rank: #127
• US rank: #4345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chula Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 255,708
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 85,542
• Household income: $82,350
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 3751.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 34% White 12% Asian 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, Dominican Republic
• Languages at home: 35% English-only · Spanish 59% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -669.25%
• Current HPI: 413.8287
• Rent YoY: ▼ -2.56%
• 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

+289.0% since first listed

6 events — show timeline

• 2026-05-06 Listing Removed — CRMLS
• 2026-05-06 Listed $159,000 CRMLS
• 2026-04-10 Price Changed $159,000 CRMLS
• 2025-12-16 Listed $179,000 CRMLS
• 2009-05-13 Sold (MLS) $25,000 CRMLS
• 2008-06-28 Listed $40,876 CRMLS