10250 PROSPECT #38 · Santee, CA 92071

$200,000

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 34 Days on market

Built 1976 Est $136k · 47% over

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and affordable 3-bedroom, 1-bath manufactured home located in the all-ages Town & Country Mobile Lodge community in Santee. Offering approximately 800 sq ft of living space, this home features a functional layout, natural light, and comfortable living throughout. Conveniently located near shopping, restaurants, parks, and freeway access. Community amenities may include pool, clubhouse, playground, and laundry facilities. Great opportunity for first-time buyers or anyone looking for affordable living in a central Santee location. Space rent applies. Buyer and buyer’s agent to verify all information before close of escrow.

Key facts

• Community pool
• Built 1976
• Listed 34 days

Property features AI

Finance

• Financial info: Land lease property
• HOA & community: Monthly land lease of $762

Exterior

• Parking: Located in Town & Country Mobile Lodge (park name)
• Utilities: Public sewer
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 14 by 56; Entry on main level
• Construction: Year built per assessor; Construction details per assessor
• Exterior features: Community pool; Level with street; Near public transit; Sidewalks and park in the community

Interior

• Bedrooms: Bedroom located on the main floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling present (see remarks)
• Interior features: One-level home; Main floor bedroom; Entry on main level
• Laundry & utility: Inside laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.6% in Santee — 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 (#361 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: health & safety C-, amenities D, cost of living F.
• Santee (suburban): math 46% / reading 54% proficiency, ranked #130 of 517 in CA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 197 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

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

• It's been on market 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $136,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8712 N Magnolia Ave Spc 202	0.59mi	2/2.0	880 (+10%)	24mo	$150,000	$170	32

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-888
• Equity at exit: $29,821

10-year hold

• IRR: 6.9%
• Equity multiple: 1.47×
• Total profit: $26,041
• 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 92071

• Rents YoY: 0.8%
• Active inventory: 197
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $577

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 72%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8842 Tamberly Ct Santee, CA	2.0	1.5	903	$2,695	$2.98	2d	1	0.45mi
10233 Mission Gorge Rd Santee, CA	2.0–3.0	1.0	942	$2,195	$2.33	1d	1	0.47mi
9855 Mission Greens Ct #3 Santee, CA	2.0	1.0	903	$2,495	$2.76	16d	1	0.48mi
8712 N Magnolia Ave Santee, CA	2.0	2.0	1060	$2,875	$2.71	1d	1	0.55mi
8866 Donna Jean Ln Santee, CA	1.0	1.0	650	$1,700	$2.62	1d	1	0.60mi
8961 N Magnolia Ave Santee, CA	1.0–2.0	1.0	850	$2,200	$2.59	1d	2	0.80mi
8729 Graves Ave Santee, CA	1.0–2.0	1.0	752	$2,385	$3.17	1d	8	0.92mi
8527 Graves Ave Santee, CA	1.0–2.0	1.0–2.0	505	$2,000	$3.96	1d	1	0.93mi
9525 Mission Gorge Rd Santee, CA	2.0–3.0	1.0–2.0	901	$2,195	$2.44	1d	4	0.95mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	7d	1	1.06mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,632	$3.61	1d	7	1.19mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	1d	1	1.33mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	1d	3	1.38mi
8320-8328 Fanita Dr Santee, CA	1.0	1.0	600	$1,850	$3.08	1d	3	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $200,000 Active 34 DOM
2. 2026-06-17
   days on market $200,000 Active 33 DOM
3. 2026-06-16
   days on market $200,000 Active 32 DOM
4. 2026-06-15
   days on market $200,000 Active 31 DOM
5. 2026-06-13
   days on market $200,000 Active 29 DOM
6. 2026-06-13
   days on market $200,000 Active 28 DOM
7. 2026-06-09
   days on market $200,000 Active 25 DOM
8. 2026-06-08
   days on market $200,000 Active 24 DOM
9. 2026-06-07
   days on market $200,000 Active 23 DOM
10. 2026-06-04
    days on market $200,000 Active 20 DOM
11. 2026-06-03
    days on market $200,000 Active 19 DOM
12. 2026-06-02
    days on market $200,000 Active 18 DOM
13. 2026-06-01
    days on market $200,000 Active 17 DOM
14. 2026-05-31
    days on market $200,000 Active 16 DOM
15. 2026-05-15
    listed $200,000 Active
16. 2026-05-15
    historical $200,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 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: $29,756
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$5,818
• Taxable income: $3,974
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $5,968/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: Santee
• NCES district ID: 0635880
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $73,452
• Composite: 45.0/100
• National rank: #2698
• State rank: #130 of 517 in CA

Livability — Santee

• Score: 65/100
• State rank: #361
• US rank: #12272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, CA
• County: San Diego County · 3,178,799 people
• City population: 59,590
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 59,590
• Household income: $113,618
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1719.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 16% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% Arabic 3% Other Asian/Pacific 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: ▼ -607.00%
• Current HPI: 393.1781
• Rent YoY: ▲ 0.85%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $200,000 CRMLS
• 2026-05-15 Coming Soon $200,000 CRMLS

Property tax history

+1.8%/yr

Latest (2014): $207 · -0.1% YoY. Source: county tax records.