1120 Pepper Dr Spc 86 · Bostonia, CA 92021

$250,000

3 bd · 2.0 ba · 1,725 sqft · Manufactured public records · 310 Days on market

Built 2003 Est $269k · 7% 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 +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

Key facts

• Widened doorways
• Large primary suite
• Ada compliant ramp

Tags

• RESORT STYLE AMENITIES
• LARGE PRIMARY SUITE
• OVERSIZED ATTACHED ENSUITE
• NEWLY INSTALLED WALK IN TUB
• ADA COMPLIANT RAMP
• WIDENED DOORWAYS

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: Monthly land lease amount: $1,487
• HOA & community: Senior community; Land lease community with monthly land lease

Exterior

• Parking: 2 covered carport spaces; 2 total parking spaces; Located in the Pepperwood park
• Utilities: Assessor-listed living area source
• Home design: Single-story mobile home; Mobile home remains on site; Mobile home dimensions approximately 28' x 62'; Entry at main level
• Construction: Year built according to assessor; Single-story construction
• Exterior features: Partial fencing; Landscaped yard; Front yard; Community pool; Community curbs and park; Has a view

Interior

• Kitchen: Kitchen on main floor
• Bedrooms: Primary bedroom on main floor; Additional main-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home; Main-floor primary bedroom; Primary suite with primary bathroom; Family room; Entry on main level
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 6.0% in Bostonia — 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 65/100 on livability (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: schools D, crime F, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 238 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); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $3,125/mo this rent would consume 51% of the median local household income ($74k/yr) (locally 4178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.25% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $269,100
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Pepper Dr #121	0.00mi	2/2.0 (-1)	1,534 (-11%)	14mo	$240,000	$156	65
11747 Walnut Rd	0.71mi	3/2.0	1,795 (+4%)	20mo	$715,000	$398	43
450 E Bradley Ave #158	0.72mi	3/2.0	1,980 (+15%)	1mo	$199,000	$101	41
12044 Royal Rd #5	0.55mi	3/2.0	1,500 (-13%)	19mo	$224,000	$149	36

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: 5.1%
• Equity multiple: 1.19×
• Total profit: $13,321
• Equity at exit: $37,276

10-year hold

• IRR: 11.8%
• Equity multiple: 1.81×
• Total profit: $57,023
• Equity at exit: $21,615

Cash invested: $70,000 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,125 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $991

Break-even live

Break-even rent $1,871

Max offer price $250,000

Occupancy floor 63%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	1d	1	0.48mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.81mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	1d	3	0.85mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.12mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	1d	1	1.18mi
1255 Marline Ave Unit 1255 El Cajon, CA	4.0	2.5	1730	$4,200	$2.43	1d	1	1.19mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	1d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $250,000 Active 310 DOM
2. 2026-06-17
   days on market $250,000 Active 309 DOM
3. 2026-06-16
   days on market $250,000 Active 308 DOM
4. 2026-06-15
   days on market $250,000 Active 307 DOM
5. 2026-06-13
   days on market $250,000 Active 305 DOM
6. 2026-06-13
   days on market $250,000 Active 304 DOM
7. 2026-06-09
   days on market $250,000 Active 301 DOM
8. 2026-06-08
   days on market $250,000 Active 300 DOM
9. 2026-06-07
   days on market $250,000 Active 299 DOM
10. 2026-06-04
    days on market $250,000 Active 296 DOM
11. 2026-06-03
    days on market $250,000 Active 295 DOM
12. 2026-06-02
    days on market $250,000 Active 294 DOM
13. 2026-06-01
    days on market $250,000 Active 293 DOM
14. 2026-05-31
    days on market $250,000 Active 292 DOM
15. 2026-05-22
    price $250,000
16. 2026-01-07
    price $269,000
17. 2025-09-15
    price $274,000
18. 2025-08-12
    listed $279,000 Active
19. 2019-02-28
    soldstatus $130,000 Closed Sale 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

20. 2019-02-28
    soldstatus $130,000 Sold 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

21. 2019-02-16
    status Pending Sale 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

22. 2019-02-16
    status Pending 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

23. 2018-10-29
    price $130,000 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

24. 2018-10-06
    price $150,000 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

25. 2018-09-10
    listed $130,000 Active 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

26. 2018-09-10
    listed $180,000 Active 491-char remark

    Show marketing remark (491 chars)

    This is a beautiful 2003 custom ordered home with lots of special features. 3 bds/2bths. 1800 sq ft. All rooms are spacious. Fireplace in living room. Vaulted ceilings. Large rooms Extremely spacious master bedroom and master bath. Kitchen has an island and is very large. Lots of cabinet space. Move in ready. Its really a one of a kind. Custom ramp ($17,000). Its a must see. Sought after park with all amenities. Well maintained and managed. Seller is motivated. Bring all offers.

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$1,147/yr (+$96/mo · 152.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 3 d/yr ≥98°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,498
• − Mortgage interest: −$14,004
• − Property taxes: −$753
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,000
• − Management: −$3,000
• − Depreciation: −$7,273
• Taxable income: $8,219
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $9,916/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

+92.3% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $250,000 CRMLS
• 2026-01-07 Price Changed $269,000 CRMLS
• 2025-09-15 Price Changed $274,000 CRMLS
• 2025-08-12 Listed $279,000 CRMLS
• 2019-02-28 Sold (MLS) $130,000 SDMLS
• 2019-02-28 Sold (MLS) $130,000 CRMLS
• 2019-02-16 Pending — CRMLS
• 2019-02-16 Pending — SDMLS
• 2018-10-29 Price Changed $130,000 SDMLS
• 2018-10-06 Price Changed $150,000 SDMLS
• 2018-09-10 Listed $180,000 SDMLS
• 2018-09-10 Listed $130,000 CRMLS

Property tax history

-9.8%/yr

Latest (2013): $753 · -46.0% YoY. Source: county tax records.