725 Boiling Springs Tract · Mount Laguna, CA 91948

$125,000

2 bd · 1.0 ba · 750 sqft · SingleFamily · 1 Days on market

Built 1937 603 ac lot Est $188k · 33% under $43/mo HOA · 3% of rent

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Livability +1.6/5.0

Listing remarks

Cabin in need of cleanup and repair

Key facts

• 603 acre lot
• Garage
• Built 1937

Property features AI

Finance

• Other: Zoning listed as public lands; Directions: off Sunrise Highway past store; Coordinates: 32.87506205, -116.41868717
• HOA & community: Part of Mount Laguna Improvement Association; Annual association fee of $510; Association provides water

Exterior

• Parking: One garage space; One parking space total
• Utilities: Water source — see remarks; Located near BLM/National Forest
• Home design: Two stories; No shared/common walls (detached or semi-detached); Estimated living area
• Construction: Has a wood-burning fireplace (fireplace material); Parcel number 7601372600
• Exterior features: Treed lot; No pool

Interior

• Kitchen: Kitchen entry (entry located at the kitchen)
• Bedrooms: No main-level bedrooms (bedrooms located on upper level)
• Bathrooms: One three-quarter bathroom on the main level
• Interior features: Two-story layout; Main level has one bathroom; Entry located at the kitchen; Property has a view; Fireplace with wood-burning insert
• Laundry & utility: Laundry area inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 32/100 on livability (#1,454 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: amenities F, commute F, employment F.
• Mountain Empire Unified (rural): math 15% / reading 29% proficiency, ranked #438 of 517 in CA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 Boiling Spgs	0.00mi	2/1.0	700 (-7%)	11mo	$190,000	$271	80
752 Boiling Spgs	0.00mi	2/1.0	800 (+7%)	18mo	$148,000	$185	74
1117 Upper Boiling Spgs #1117	0.00mi	1/1.0 (-1)	720 (-4%)	22mo	$180,000	$250	70
1114 Boiling Spgs	0.00mi	1/1.0 (-1)	798 (+6%)	23mo	$203,000	$254	65
578 El Centro	0.46mi	2/1.0	758 (+1%)	18mo	$175,000	$231	62
561 El Centro	0.42mi	1/1.0 (-1)	768 (+2%)	21mo	$90,000	$117	54
805 Burnt Rancheria	0.49mi	2/1.0	691 (-8%)	12mo	$177,500	$257	54

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: 13.8%
• Equity multiple: 1.79×
• Total profit: $27,648
• Equity at exit: $56,205

10-year hold

• IRR: 15.7%
• Equity multiple: 3.31×
• Total profit: $80,931
• Equity at exit: $86,619

Cash invested: $35,000 (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 91948

• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$43
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $197

Break-even live

Break-even rent $1,148

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 2 events

1. 2026-06-02
   remarks 35-char remark
2. 2026-06-02
   listed $125,000 Active 1 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 2/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,766
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − HOA: −$516
• − Depreciation: −$3,636
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,260/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: Mountain Empire Unified
• NCES district ID: 0626100
• Math proficiency: 15% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $54,413
• Composite: 19.94/100
• National rank: #8675
• State rank: #438 of 517 in CA

Livability — Mount Laguna

• Score: 32/100
• State rank: #1454
• US rank: #27818

Category grades

Amenities F Commute F Cost of living F Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Laguna, CA
• Population (ZIP): 123

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 White (100%)
• Race & ethnicity: White 100%
• Common ancestry: German 13% Romanian 13%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

• 2026-06-02 Listed $125,000 CRMLS