18218 Paradise Mountain Rd Spc 91 Lot 91 · Valley Center, CA 92082

$159,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 72 Days on market

Built 1974 Fair condition 10,267 sqft lot $110/sqft · 32% below area Est $232k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION DIRECTLY ACROSS FROM THE CLUBHOUSE!! 1974 2 Bed, 2 bath, at 1440 esf. with a large garage. Priced for only $159,000!!! This is a nice, manufactured home in a Senior Park 55/45 with a lovely wood burning stove in the living room. The primary bedroom has a large walk-in closet and a deck that has a wonderful view of the local mountains. Located in lovely Skyline Ranch Country Club, a premier Senior Park that sits in the foothills of Valley Center. Currently offering FREE golf to all residents, full clubhouse use, gym, gated community, dog park, and much more. This home has a large back yard with mature fruit trees. Skyline Ranch is a land leased park; the monthly space rent here is 1750.00. Please come and see this wonderful home located in a great Senior Park with many amenities.

Key facts

• Gated community
• Dog park
• Mature fruit trees

Tags

• WOOD BURNING STOVE
• WALK-IN CLOSET
• DECK WITH VIEW
• MATURE FRUIT TREES
• GATED COMMUNITY
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.6% in Valley Center — 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 52/100 on livability (#1,017 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B; Watch: commute C-, schools F, amenities F.
• Valley Center-Pauma Unified (rural): math 16% / reading 34% proficiency, ranked #367 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 168 active listings in the ZIP; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($127k/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 + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.11% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $232,450
• List price: $159,000
• Delta: -31.60%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18218 S PARADISE MOUNTAIN RD SPC 109	0.00mi	2/2.0	1,440 (0%)	12mo	$140,000	$97	90
18218 Paradise Mountain Rd Spc 145	0.09mi	2/2.0	1,440 (0%)	14mo	$165,000	$115	84
18218 Paradise Mountain Rd Spc 105	0.13mi	2/2.0	1,440 (0%)	12mo	$89,500	$62	84
18218 Paradise Mountain Rd Spc 150	0.00mi	2/2.0	1,536 (+7%)	8mo	$267,500	$174	82
18218 Paradise Mountain Rd Spc 79	0.00mi	2/2.0	1,530 (+6%)	10mo	$115,000	$75	82
18218 Paradise Mountain Rd #7	0.00mi	2/2.0	1,355 (-6%)	21mo	$92,000	$68	72
18218 Paradise Mountain Rd Spc 10	0.13mi	2/2.0	1,306 (-9%)	9mo	$255,000	$195	71
18218 Paradise Mountaind Rd #174	0.13mi	3/2.0 (+1)	1,532 (+6%)	10mo	$149,000	$97	70
18218 Paradise Mountain Rd Spc 211 Lot 211	0.13mi	2/2.0	1,248 (-13%)	2mo	$205,000	$164	70
18218 Paradise Mtn Spc 47	0.13mi	3/2.0 (+1)	1,560 (+8%)	12mo	$100,000	$64	65
18218 Paradise Mountain Rd #12	0.26mi	2/2.0	1,536 (+7%)	22mo	$129,000	$84	59
18218 Paradise Mountain Rd Spc 11	0.13mi	3/2.0 (+1)	1,560 (+8%)	21mo	$180,000	$115	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.64×
• Total profit: $73,013
• Equity at exit: $23,707

10-year hold

• IRR: 44.9%
• Equity multiple: 5.29×
• Total profit: $190,912
• 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 92082

• Active inventory: 168
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,353 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $1,550

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,660	-5% $1,605	+0% $1,550	+5% $1,495	+10% $1,440
Rent	-10% $1,285	-5% $1,418	+0% $1,550	+5% $1,683	+10% $1,815
Rate	-1.0pp $1,630	-0.5pp $1,591	base $1,550	+0.5pp $1,509	+1.0pp $1,467

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: —

Listing history 16 events

1. 2026-06-21
   days on market $159,000 Active 72 DOM
2. 2026-06-18
   days on market $159,000 Active 69 DOM
3. 2026-06-17
   days on market $159,000 Active 68 DOM
4. 2026-06-16
   days on market $159,000 Active 67 DOM
5. 2026-06-15
   days on market $159,000 Active 66 DOM
6. 2026-06-13
   days on market $159,000 Active 64 DOM
7. 2026-06-13
   days on market $159,000 Active 63 DOM
8. 2026-06-09
   days on market $159,000 Active 60 DOM
9. 2026-06-08
   days on market $159,000 Active 59 DOM
10. 2026-06-07
    days on market $159,000 Active 58 DOM
11. 2026-06-04
    days on market $159,000 Active 55 DOM
12. 2026-06-03
    days on market $159,000 Active 54 DOM
13. 2026-06-02
    days on market $159,000 Active 53 DOM
14. 2026-06-01
    days on market $159,000 Active 52 DOM
15. 2026-05-31
    days on market $159,000 Active 51 DOM
16. 2026-04-10
    listed $159,000 Active 806-char remark

    Show marketing remark (806 chars)

    GREAT LOCATION DIRECTLY ACROSS FROM THE CLUBHOUSE!! 1974 2 Bed, 2 bath, at 1440 esf. with a large garage. Priced for only $159,000!!! This is a nice, manufactured home in a Senior Park 55/45 with a lovely wood burning stove in the living room. The primary bedroom has a large walk-in closet and a deck that has a wonderful view of the local mountains. Located in lovely Skyline Ranch Country Club, a premier Senior Park that sits in the foothills of Valley Center. Currently offering FREE golf to all residents, full clubhouse use, gym, gated community, dog park, and much more. This home has a large back yard with mature fruit trees. Skyline Ranch is a land leased park; the monthly space rent here is 1750.00. Please come and see this wonderful home located in a great Senior Park with many amenities.

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 1 d/yr ≥97°F today · 3 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,237
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,219
• − Management: −$3,219
• − Depreciation: −$4,625
• Taxable income: $17,087
• Est. tax owed @ 24.0%: −$4,101
• After-tax cash flow: $14,500/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathroom, and roof. Fresh paint and modern updates will significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Dated appearance
• Moderate Roof — Aged appearance

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace countertops — Modern countertops improve functionality
• Resale Upgrade bathroom fixtures — Updated fixtures enhance bathroom appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Roof · Aged appearance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace countertops — Modern countertops improve functionality ↑
• Resale Upgrade bathroom fixtures — Updated fixtures enhance bathroom appeal ↑

ⓘ 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: Valley Center-Pauma Unified
• NCES district ID: 0600069
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $74,438
• Composite: 24.32/100
• National rank: #7705
• State rank: #367 of 517 in CA

Livability — Valley Center

• Score: 52/100
• State rank: #1017
• US rank: #24938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Diego County · 3,178,799 people
• City population: 21,727
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 21,727
• Household income: $126,544
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 241.0

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 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 23% Native American 4% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 17% · Canada, South Korea
• Languages at home: 74% English-only · Spanish 22% Tagalog/Filipino 1% Other Indo-European 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: ▼ -293.00%
• Current HPI: 294.6017
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-10 Listed $159,000 CRMLS