9902 Jamacha Blvd #165 · La Presa, CA 91977

$255,000

3 bd · 2.0 ba · 1,022 sqft · Manufactured public records · 27 Days on market

Built 2004 16 ac lot Est $245k · at est.

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +5.7/15.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

Key facts

• Covered porch
• Ceiling fans
• Storage shed

Tags

• OPEN-CONCEPT LIVING
• SKYLIGHTS
• CEILING FANS
• DEDICATED LAUNDRY ROOM
• STORAGE SHED
• COVERED PORCH

Property features AI

Finance

• Other: Buyer to verify assessments
• Financial info: Monthly land lease amount: $1,028
• HOA & community: Land lease in place; Located in Lakeview Manor Mobile Lodge; Community park

Exterior

• Parking: Covered attached carport with space for 2 vehicles; Has parking
• Utilities: Public sewer
• Home design: Double-wide mobile home; Single-story; Entry at street level on Jamacha Blvd.
• Construction: Built by Fleetwood Enterprises; Mobile home dimensions approximately 20' x 52'
• Exterior features: Community pool; Back yard; One shed on the property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level entry; Entry located on Jamacha Blvd.; One story; Community pool; Back yard; Mobile home remains; Has view; Park within the community
• Laundry & utility: Separate laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.0% in La Presa — 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 60/100 on livability (#571 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B, housing B; Watch: schools D+, health & safety D, crime F.
• La Mesa-Spring Valley (suburban): math 41% / reading 53% proficiency, ranked #478 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 158 active listings in the ZIP; 7 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 32% of the median local income ($100k/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 $8k 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 27 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $70k; list at $255k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,175 (1.5% below list)

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.04% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $245,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9902 Jamacha Blvd #133	0.00mi	3/2.0	1,057 (+3%)	1mo	$235,000	$222	94
9902 JAMACHA Blvd #78	0.00mi	2/2.0 (-1)	960 (-6%)	1mo	$195,000	$203	84
9902 Jamacha Blvd Spc 83	0.00mi	2/2.0 (-1)	944 (-8%)	16mo	$270,000	$286	69
9902 Jamacha Blvd #58	0.16mi	2/2.0 (-1)	960 (-6%)	12mo	$230,000	$240	67

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,367
• Equity at exit: $38,021

10-year hold

• IRR: 2.9%
• Equity multiple: 1.19×
• Total profit: $13,717
• Equity at exit: $22,048

Cash invested: $71,400 (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 91977

• Rents YoY: 0.9%
• Active inventory: 158
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $559

Break-even live

Break-even rent $1,951

Max offer price $255,000

Occupancy floor 74%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9827 San Diego St Unit 1465009P Spring Valley, CA	1.0–3.0	1.0–2.0	1232	$8,412	$6.83	7d	2	0.17mi
832 Grand Ave Unit 832-D Spring Valley, CA	2.0	1.0	860	$1,975	$2.30	1d	1	0.83mi
840 Grand Ave Unit 4 Spring Valley, CA	2.0	1.0	875	$1,950	$2.23	1d	1	0.84mi
911 Concepcion Ave Spring Valley, CA	3.0	2.5	1250	$3,300	$2.64	11d	1	0.97mi
937 Felicita Ave Spring Valley, CA	3.0	2.0	1400	$3,800	$2.71	16d	1	1.04mi
9211 Amys St Spring Valley, CA	2.0	2.0	805	$1,745	$2.17	1d	1	1.23mi
1624 Canyon Rd Spring Valley, CA	2.0	1.0	800	$2,355	$2.94	1d	4	1.38mi

Listing history 36 events

1. 2026-06-18
   days on market $255,000 Active 27 DOM
2. 2026-06-17
   days on market $255,000 Active 26 DOM
3. 2026-06-16
   days on market $255,000 Active 25 DOM
4. 2026-06-15
   days on market $255,000 Active 24 DOM
5. 2026-06-13
   days on market $255,000 Active 22 DOM
6. 2026-06-09
   days on market $255,000 Active 18 DOM
7. 2026-06-08
   days on market $255,000 Active 17 DOM
8. 2026-06-07
   days on market $255,000 Active 16 DOM
9. 2026-06-04
   days on market $255,000 Active 13 DOM
10. 2026-06-03
    days on market $255,000 Active 12 DOM
11. 2026-06-02
    days on market $255,000 Active 11 DOM
12. 2026-06-01
    days on market $255,000 Active 10 DOM
13. 2026-05-31
    days on market $255,000 Active 9 DOM
14. 2026-05-22
    listed $255,000 Active
15. 2026-02-23
    historical
16. 2025-08-08
    price $279,300
17. 2025-06-04
    listed $300,000 Active
18. 2016-01-28
    soldstatus $70,000 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

19. 2016-01-28
    soldstatus $70,000 Sold 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

20. 2015-12-03
    status Pending 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

21. 2015-10-29
    status Active 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

22. 2015-10-14
    status Pending 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

23. 2015-08-04
    listed $80,000 Active 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

24. 2015-08-04
    listed $80,000 620-char remark

    Show marketing remark (620 chars)

    Beautiful 3BR/2BA manufactured home in all-age community. Space rent is only $680! Home includes all appliances in kitchen, dual pane windows, shed, central AC, laundry room, 3 Car Carport, back yard… Community is centrally located to all that San Diego has to offer and has many amenities like Pool, Basketball/Barbecue area, laundry facilities and a large Club House with kitchen! If you’re looking for an economical, nice, comfortable home, this home is for you! Neighborhoods: Spring Valley Complex Features: , ,, ,, , Equipment: Range/Oven, Shed(s) Other Fees: 0 Sewer: Sewer Connected Topography: LL

25. 2015-08-01
    historical
26. 2015-07-31
    historical
27. 2015-06-19
    status Active
28. 2015-06-12
    status Pending
29. 2015-02-05
    listed $80,000 Active
30. 2015-02-05
    listed $80,000
31. 2014-12-31
    historical
32. 2014-11-15
    historical
33. 2014-08-21
    price $75,000
34. 2014-08-06
    price $75,000
35. 2014-03-25
    listed $85,000 Active
36. 2014-03-14
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,173 · $98/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$765/yr (+$64/mo · 65.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,902
• − Mortgage interest: −$14,284
• − Property taxes: −$1,173
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$7,418
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $6,072/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: La Mesa-Spring Valley
• NCES district ID: 0620250
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $61,742
• Composite: 43.53/100
• National rank: #6442
• State rank: #478 of 1400 in CA

Livability — La Presa

• Score: 60/100
• State rank: #571
• US rank: #18714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Presa, CA
• County: San Diego County · 3,178,799 people
• City population: 62,957
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 61,064
• Household income: $99,657
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2007.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% White 29% Two or more races 19% Black 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Portuguese 2% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 59% English-only · Spanish 32% Tagalog/Filipino 3% Arabic 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: ▼ -697.99%
• Current HPI: 381.66
• Rent YoY: ▲ 0.88%
• 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

+200.0% since first listed

23 events — show timeline

• 2026-05-22 Listed $255,000 CRMLS
• 2026-02-23 Listing Removed — CRMLS
• 2025-08-08 Price Changed $279,300 CRMLS
• 2025-06-04 Listed $300,000 CRMLS
• 2016-01-28 Sold (MLS) $70,000 SDMLS
• 2016-01-28 Sold (MLS) $70,000 CRMLS
• 2015-12-03 Pending — SDMLS
• 2015-10-29 Relisted — SDMLS
• 2015-10-14 Pending — SDMLS
• 2015-08-04 Listed $80,000 SDMLS
• 2015-08-04 Listed $80,000 CRMLS
• 2015-08-01 Listing Removed — SDMLS
• 2015-07-31 Listing Removed — CRMLS
• 2015-06-19 Relisted — SDMLS
• 2015-06-12 Pending — SDMLS
• 2015-02-05 Listed $80,000 CRMLS
• 2015-02-05 Listed $80,000 SDMLS
• 2014-12-31 Listing Removed — CRMLS
• 2014-11-15 Listing Removed — SDMLS
• 2014-08-21 Price Changed $75,000 CRMLS
• 2014-08-06 Price Changed $75,000 SDMLS
• 2014-03-25 Listed $85,000 SDMLS
• 2014-03-14 Listed $85,000 CRMLS

Property tax history

+2.7%/yr

Latest (2013): $1,173 · +3.5% YoY. Source: county tax records.