275 Orange Ave #187 · Chula Vista, CA 91911

$234,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 126 Days on market

Built 1975 2,500 sqft lot Est $204k · 15% over ↓ 2% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Really attractive home in one of the nicest All Ages parks in Chula Vista. This 3bedrooms (originally 2, a 3rd one was made ) 2 bathrooms spacious home is perfect for a buyer that wants to put its own style on this great potential property. With several upgrades (new water heater, furnace, etc) and a space rent of $1500 with rent control by the city of Chula Vista, the home will sell quickly. The park is situated near i-805, i-5, public transportation and commercial areas

Key facts

• 2,500 sq ft lot
• 3 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size estimated; zoned roughly 0-1 unit/acre
• HOA & community: Land lease community with a land lease fee (approximately $1,500)

Exterior

• Parking: 3 total parking spaces; 3 carport spaces; Located in Palms Mobile Estates
• Utilities: Public sewer
• Home design: Single-story mobile home; Mobile home remains on property; Mobile dimensions approximately 20 ft wide by 52 ft long
• Construction: Year built: estimated
• Exterior features: Community pool; Located in an urban community

Interior

• Kitchen: Kitchen
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry on both left and right sides
• Laundry & utility: In-closet laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 32 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 44% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 126 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1975 — 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 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $203,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Orange Ave Spc 32	0.33mi	3/2.0	1,139 (-1%)	8mo	$185,000	$162	76
1500 3rd Ave #76	0.22mi	3/2.0	1,200 (+4%)	11mo	$185,000	$154	74
1500 Third Ave #88	0.22mi	3/2.0	1,198 (+4%)	14mo	$249,900	$209	72
1425 2nd Ave #88	0.31mi	2/2.0 (-1)	1,120 (-3%)	8mo	$174,000	$155	70
1425 Second Ave #156	0.35mi	2/2.0 (-1)	1,101 (-4%)	11mo	$195,000	$177	62
1425 2nd Ave #150	0.31mi	2/2.0 (-1)	1,018 (-12%)	0mo	$242,000	$238	61
121 Orange #6	0.33mi	2/2.0 (-1)	1,250 (+8%)	8mo	$230,000	$184	59
121 Orange Ave Spc 75	0.34mi	3/2.0	1,027 (-11%)	14mo	$150,000	$146	54
501 Anita St. Spc 16	0.64mi	2/2.0 (-1)	1,101 (-4%)	6mo	$200,000	$182	53
1425 ST 2nd Ave	0.41mi	2/2.0 (-1)	1,000 (-13%)	2mo	$145,000	$145	52
521 Orange Ave #34	0.69mi	2/2.0 (-1)	1,080 (-6%)	2mo	$405,000	$375	51
444 Anita St #55	0.45mi	2/2.0 (-1)	1,022 (-11%)	11mo	$153,000	$150	46

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,765
• Equity at exit: $35,024

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $32,132
• Equity at exit: $20,310

Cash invested: $65,772 (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 91911

• Rents YoY: -2.6%
• Active inventory: 159
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,043 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $780

Break-even live

Break-even rent $2,055

Max offer price $234,900

Occupancy floor 69%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Quintard St Chula Vista, CA	1.0–2.0	1.0	662	$2,400	$3.62	1d	4	0.25mi
317 Tremont St Unit 5 Chula Vista, CA	2.0	1.0	870	$2,295	$2.64	1d	1	0.25mi
307 Orange Ave Chula Vista, CA	1.0–2.0	1.0–2.0	662	$2,225	$3.36	1d	2	0.25mi
393 Montgomery St Unit 4 Chula Vista, CA	2.0	1.0	757	$2,095	$2.77	10d	1	0.45mi
172 Palomar St Chula Vista, CA	3.0	1.5	1152	$3,400	$2.95	10d	1	0.56mi
1311 Fourth Ave Chula Vista, CA	3.0	1.0–2.0	824	$3,840	$4.66	1d	9	0.58mi
1240 Fourth Ave Chula Vista, CA	3.0	1.0	1000	$4,588	$4.59	2d	1	0.77mi
128 Henry Ln Unit B Chula Vista, CA	2.0	1.0	1000	$2,100	$2.10	1d	1	0.80mi
3875 Main St Chula Vista, CA	1.0–2.0	1.0–2.0	813	$2,950	$3.63	1d	9	0.83mi
3865 Main St Chula Vista, CA	2.0	2.0	741	$2,950	$3.98	14d	1	0.83mi
156 Date St Chula Vista, CA	4.0	1.5	1324	$3,480	$2.63	1d	1	0.89mi
156 Date St Chula Vista, CA	4.0	1.5	1324	$3,480	$2.63	14d	1	0.89mi
1250 Fifth Ave Chula Vista, CA	2.0–3.0	2.0	1045	$2,900	$2.78	1d	4	0.93mi
217 Date St Unit B Chula Vista, CA	3.0	2.5	1228	$3,500	$2.85	2d	1	0.96mi
71 E Palomar St Chula Vista, CA	3.0	2.0	1388	$3,500	$2.52	13d	1	0.99mi
495 Queen Anne Dr Unit 1 Chula Vista, CA	2.0	1.0	1000	$2,800	$2.80	2d	1	1.03mi
1225 Broadway Chula Vista, CA	1.0–2.0	1.0–2.0	837	$2,701	$3.23	1d	12	1.04mi
1105 Fourth Ave Chula Vista, CA	1.0–2.0	1.0–2.0	848	$2,775	$3.27	1d	1	1.06mi
1169 Hilltop Dr Chula Vista, CA	3.0	2.0	1120	$4,000	$3.57	2d	1	1.09mi
1067 Fourth Ave Chula Vista, CA	2.0	1.0–2.0	702	$2,855	$4.06	1d	1	1.15mi
128 E Orlando St Chula Vista, CA	2.0	1.0	750	$2,300	$3.07	1d	1	1.17mi
1035 Fourth Ave Chula Vista, CA	2.0	2.0	910	$2,495	$2.74	17d	2	1.22mi
1649 Marl Ave Unit 2 Chula Vista, CA	2.0	2.0	750	$2,750	$3.67	1d	1	1.25mi
1649 Marl Ave Unit 1 Chula Vista, CA	2.0	1.0	750	$2,500	$3.33	1d	1	1.25mi
930 3rd Ave Chula Vista, CA	2.0–3.0	2.0	1099	$3,556	$3.23	1d	4	1.36mi
511 Wykes St Chula Vista, CA	2.0	1.0	1000	$2,650	$2.65	2d	1	1.36mi
813 Beyer Way San Diego, CA	3.0	2.5	1495	$3,500	$2.34	2d	1	1.37mi
1051 Broadway Unit 13 Chula Vista, CA	2.0	2.0	875	$2,325	$2.66	1d	1	1.38mi
1051 Broadway Unit 49 Chula Vista, CA	2.0	2.0	770	$2,225	$2.89	1d	1	1.38mi
2750 Dahlia Ave San Diego, CA	4.0	2.0	1196	$3,995	$3.34	1d	1	1.44mi
1727 Melrose Ave #35 Chula Vista, CA	2.0	2.0	1225	$2,750	$2.24	19d	1	1.44mi
3590 Arey Dr San Diego, CA	3.0	2.0	1061	$3,995	$3.77	1d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $234,900 Active 126 DOM
2. 2026-06-17
   days on market $234,900 Active 125 DOM
3. 2026-06-16
   days on market $234,900 Active 124 DOM
4. 2026-06-15
   days on market $234,900 Active 123 DOM
5. 2026-06-13
   days on market $234,900 Active 121 DOM
6. 2026-06-13
   days on market $234,900 Active 120 DOM
7. 2026-06-09
   days on market $234,900 Active 117 DOM
8. 2026-06-08
   days on market $234,900 Active 116 DOM
9. 2026-06-07
   days on market $234,900 Active 115 DOM
10. 2026-06-04
    days on market $234,900 Active 112 DOM
11. 2026-06-03
    days on market $234,900 Active 111 DOM
12. 2026-06-02
    days on market $234,900 Active 110 DOM
13. 2026-06-01
    days on market $234,900 Active 109 DOM
14. 2026-05-31
    days on market $234,900 Active 108 DOM
15. 2026-02-25
    price $234,900
16. 2026-01-11
    listed $240,000 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 4/10 Moderate 6 d/yr ≥86°F today · 16 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: $36,512
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,921
• − Management: −$2,921
• − Depreciation: −$6,833
• Taxable income: $5,980
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $7,929/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

-2.1% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $234,900 CRMLS
• 2026-01-11 Listed $240,000 CRMLS