400 Greenfield Dr Spc 145 · Bostonia, CA 92021

$199,999

3 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 7 Days on market

Manufactured home Built 1998 17 ac lot Est $148k · 35% over ↓ 13% since listing

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Why this score? — see what drove the D+ 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Turn-key and centrally located! Welcome to 400 Greenfield Dr #145, a fantastic opportunity to own in the heart of El Cajon. This well-maintained home features a bright and inviting floor plan, spacious living areas, and comfortable bedrooms designed for everyday living. Conveniently located near schools, shopping, dining, and major freeways, making commuting a breeze. Whether you’re a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing before it’s gone!

Key facts

• Near schools
• Centrally located
• Well maintained

Tags

• CENTRALLY LOCATED
• WELL MAINTAINED
• BRIGHT INVITING FLOOR PLAN
• SPACIOUS LIVING AREAS
• COMFORTABLE BEDROOMS
• NEAR SCHOOLS

Property features AI

Finance

• Other: Lot size reported as 0–1 unit/acre; Living area and lot size sourced from public records
• Financial info: Land lease of $2,080

Exterior

• Parking: One covered carport space; One total parking space
• Utilities: Public sewer
• Home design: Manufactured/mobile home (12' x 46'); One story
• Construction: Mobile home construction
• Exterior features: Community pool; Curbs

Interior

• Bedrooms: All bedrooms on the main level
• Bathrooms: Two full bathrooms
• Interior features: Single-level home; Front entry
• Laundry & utility: Laundry area located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (2.0% below list).
• Recommended offer: $196k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 6.7% in Bostonia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: crime F, amenities F, cost of living 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.
• Zoned schools: Magnolia Elementary (569 students, 84% FRL); Greenfield Middle (663 students, 84% FRL); Santana High (math 17% / reading 72%, grade F, #434 of 1,170 statewide, top 39%, 1,736 students, 46% FRL) — zoned schools average 71% FRL vs 17% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 32% of the median local income ($74k/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 $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,007 (2.0% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $148,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 E Bradley Ave Spc 116	0.24mi	3/2.0	1,040 (-1%)	7mo	$180,000	$173	81
351 E Bradley Ave Spc 109	0.20mi	2/2.0 (-1)	1,056 (+1%)	12mo	$140,000	$133	75
351 E Bradley Ave Spc 164	0.20mi	3/2.0	1,100 (+5%)	11mo	$165,000	$150	74
400 Greenfield Dr Spc 123	0.00mi	2/2.0 (-1)	960 (-9%)	11mo	$107,000	$111	72
400 Greenfield Dr #138	0.03mi	3/2.0	1,152 (+10%)	15mo	$145,000	$126	70
255 E Bradley Ave #119	0.22mi	3/1.5	950 (-10%)	4mo	$121,000	$127	68
351 E Bradley Ave Spc 125	0.35mi	3/2.0	960 (-9%)	10mo	$150,000	$156	61
351 E Bradley Ave #45	0.20mi	2/2.0 (-1)	960 (-9%)	15mo	$135,000	$141	59
351 E Bradley Ave #78	0.20mi	2/2.0 (-1)	1,136 (+8%)	17mo	$130,000	$114	58
255 E Bradley Ave #13	0.24mi	2/2.0 (-1)	960 (-9%)	14mo	$165,000	$172	58
450 E Bradley Ave #121	0.51mi	2/2.0 (-1)	1,088 (+4%)	15mo	$124,900	$115	53
450 E Bradley Ave #25	0.48mi	2/2.0 (-1)	1,176 (+12%)	19mo	$175,000	$149	37

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-14,317
• Equity at exit: $29,821

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,248
• Equity at exit: $17,292

Cash invested: $56,000 (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: 243
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $376

Break-even live

Break-even rent $1,484

Max offer price $199,999

Occupancy floor 76%

Sensitivity live

Price	-10% $489	-5% $432	+0% $376	+5% $319	+10% $263
Rent	-10% $221	-5% $298	+0% $376	+5% $453	+10% $531
Rate	-1.0pp $477	-0.5pp $427	base $376	+0.5pp $324	+1.0pp $271

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	0d	15	0.11mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	0d	1	0.20mi
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	0d	13	0.34mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,148	$2.86	0d	6	0.38mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	0d	1	0.43mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	0d	1	0.45mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	27d	1	0.48mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,974	$2.66	0d	4	0.49mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,613	$3.58	0d	7	0.49mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	23d	1	0.54mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	0.57mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	4d	1	0.64mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	5d	1	0.64mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	0d	1	0.66mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	800	$2,095	$2.62	0d	2	0.66mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	26d	1	0.66mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	0d	1	0.74mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,741	$3.24	0d	11	0.75mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	0d	7	0.81mi
205 Beech St El Cajon, CA	2.0	1.5	850	$2,480	$2.92	0d	1	0.81mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,870	$2.20	0d	1	0.83mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	7d	1	0.85mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	6d	1	0.88mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	6d	1	0.92mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	12d	1	0.92mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	0d	1	0.92mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	0d	1	0.94mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	5d	1	0.95mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	10d	1	0.96mi
453 Graves Ave El Cajon, CA	2.0	2.0	840	$2,150	$2.56	4d	1	0.97mi
458 Ballantyne St Unit 15 El Cajon, CA	2.0	1.0	760	$2,100	$2.76	0d	1	0.97mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	0d	11	0.99mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	10d	9	0.99mi
340 Wells Ave El Cajon, CA	2.0	2.0	1000	$2,775	$2.77	0d	2	1.01mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,112	$2.37	0d	1	1.02mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	1.06mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	0d	1	1.08mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	23d	1	1.10mi
437 E Park Ave El Cajon, CA	1.0–2.0	1.0	647	$2,183	$3.37	0d	6	1.10mi
299 Wisconsin Ave Apt T El Cajon, CA	2.0	2.0	875	$2,250	$2.57	0d	1	1.13mi

Listing history 17 events

1. 2026-06-22
   days on market $199,999 Active 7 DOM
2. 2026-06-21
   days on market $199,999 Active 6 DOM
3. 2026-06-18
   days on market $199,999 Active 3 DOM
4. 2026-06-17
   days on market $199,999 Active 2 DOM
5. 2026-06-16
   days on marketlisting id $199,999 Active 1 DOM
6. 2026-06-13
   days on market $199,999 Active 25 DOM
7. 2026-06-13
   days on market $199,999 Active 24 DOM
8. 2026-06-09
   days on market $199,999 Active 21 DOM
9. 2026-06-08
   days on market $199,999 Active 20 DOM
10. 2026-06-07
    days on market $199,999 Active 19 DOM
11. 2026-06-04
    days on market $199,999 Active 16 DOM
12. 2026-06-03
    days on market $199,999 Active 15 DOM
13. 2026-06-02
    days on market $199,999 Active 14 DOM
14. 2026-06-02
    price $199,999 Active 13 DOM
15. 2026-06-01
    days on market $229,999 Active 13 DOM
16. 2026-05-31
    days on market $229,999 Active 12 DOM
17. 2026-05-09
    listed $229,999 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: $486 · $40/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$1,034/yr (+$86/mo · 212.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,521
• − Mortgage interest: −$11,203
• − Property taxes: −$486
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,818
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $4,210/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

-13.0% since first listed

4 events — show timeline

• 2026-06-14 Listing Removed — CRMLS
• 2026-06-01 Price Changed $199,999 CRMLS
• 2026-05-09 Listed $199,999 CRMLS
• 2026-05-09 Listed $229,999 CRMLS

Property tax history

-3.9%/yr

Latest (2013): $486 · +3.4% YoY. Source: county tax records.