400 Greenfield Dr Spc 101 · Bostonia, CA 92021

$195,000

3 bd · 2.0 ba · 1,602 sqft · Manufactured · 72 Days on market

Built 1973 Good condition 17 ac lot Est $183k · 7% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this spacious 3 bed/ 2 bath home located in El Cajon with private back patio, large driveway to fit 3+ cars and large kitchen/dining area to entertain family and friends.

Key facts

• Central heating
• Fresh interior paint
• Additional storage

Tags

• CORNER LOT
• NEWLY INSTALLED DISHWASHER
• ENERGY EFFICIENT WALL UNITS
• CENTRAL HEATING
• FRESH INTERIOR PAINT
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Breed-restricted pets allowed
• HOA & community: Greenfield Mobile Home Estates community

Exterior

• Parking: 1 parking space
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Shingle roof
• Exterior features: Partial fencing; Community in-ground pool

Interior

• Kitchen: Double oven; Electric oven; Gas cooktop; Dishwasher; Refrigerator; Disposal
• Bedrooms: Up to 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling units
• Interior features: Dishwasher; Disposal; Double oven; Electric oven; Gas cooktop; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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); 244 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $3,181/mo this rent would consume 52% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $134k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.63% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.61%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $182,628
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Greenfield Dr Spc 26 #26	0.04mi	3/2.0	1,440 (-10%)	5mo	$160,200	$111	77
255 E Bradley Ave Spc 21	0.24mi	3/2.0	1,500 (-6%)	14mo	$143,000	$95	67
450 E Bradley Ave #89	0.51mi	2/2.0 (-1)	1,440 (-10%)	0mo	$85,000	$59	54
450 E Bradley Ave #41	0.48mi	3/2.0	1,456 (-9%)	15mo	$198,000	$136	50
450 E Bradley Ave #115	0.51mi	2/2.0 (-1)	1,440 (-10%)	7mo	$169,000	$117	48
450 E Bradley Ave Spc 79	0.47mi	2/2.0 (-1)	1,440 (-10%)	14mo	$75,000	$52	44
450 E Bradley Ave #46	0.48mi	3/2.0	1,419 (-11%)	21mo	$180,000	$127	41
450 E Bradley Ave #96	0.48mi	3/2.0	1,400 (-13%)	21mo	$159,998	$114	39

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: 15.8%
• Equity multiple: 1.61×
• Total profit: $33,334
• Equity at exit: $29,075

10-year hold

• IRR: 22.1%
• Equity multiple: 2.63×
• Total profit: $88,751
• Equity at exit: $16,860

Cash invested: $54,600 (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: 244
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,181 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $1,165

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,300	-5% $1,232	+0% $1,165	+5% $1,098	+10% $1,030
Rent	-10% $914	-5% $1,039	+0% $1,165	+5% $1,291	+10% $1,416
Rate	-1.0pp $1,263	-0.5pp $1,215	base $1,165	+0.5pp $1,115	+1.0pp $1,063

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	0d	1	0.45mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,974	$2.66	0d	4	0.49mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	22d	1	0.54mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	4d	1	0.92mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	11d	1	0.92mi
339 Chambers St El Cajon, CA	3.0	2.5	1600	$3,500	$2.19	21d	1	1.14mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	0d	1	1.16mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	3d	1	1.18mi
1255 Marline Ave Unit 1255 El Cajon, CA	4.0	2.5	1730	$4,200	$2.43	0d	1	1.33mi
800 E Lexington Ave El Cajon, CA	2.0–3.0	2.0	1040	$3,210	$3.09	0d	5	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $195,000 Active 72 DOM
2. 2026-06-18
   days on market $195,000 Active 69 DOM
3. 2026-06-17
   days on market $195,000 Active 68 DOM
4. 2026-06-16
   days on market $195,000 Active 67 DOM
5. 2026-06-15
   days on market $195,000 Active 66 DOM
6. 2026-06-13
   days on market $195,000 Active 64 DOM
7. 2026-06-13
   days on market $195,000 Active 63 DOM
8. 2026-06-09
   days on market $195,000 Active 60 DOM
9. 2026-06-08
   days on market $195,000 Active 59 DOM
10. 2026-06-07
    days on market $195,000 Active 58 DOM
11. 2026-06-04
    days on market $195,000 Active 55 DOM
12. 2026-06-03
    days on market $195,000 Active 54 DOM
13. 2026-06-02
    days on market $195,000 Active 53 DOM
14. 2026-06-01
    days on market $195,000 Active 52 DOM
15. 2026-05-31
    days on market $195,000 Active 51 DOM
16. 2026-04-10
    listed $199,999 Active
17. 2023-04-03
    soldstatus $134,000 Closed Sale 185-char remark

    Show marketing remark (185 chars)

    Come check out this spacious 3 bed/ 2 bath home located in El Cajon with private back patio, large driveway to fit 3+ cars and large kitchen/dining area to entertain family and friends.

18. 2023-03-10
    status Pending Sale 185-char remark

    Show marketing remark (185 chars)

    Come check out this spacious 3 bed/ 2 bath home located in El Cajon with private back patio, large driveway to fit 3+ cars and large kitchen/dining area to entertain family and friends.

19. 2023-02-03
    listed $140,000 Active 185-char remark

    Show marketing remark (185 chars)

    Come check out this spacious 3 bed/ 2 bath home located in El Cajon with private back patio, large driveway to fit 3+ cars and large kitchen/dining area to entertain family and friends.

ⓘ 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 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: $38,168
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − Depreciation: −$5,673
• Taxable income: $11,565
• Est. tax owed @ 24.0%: −$2,776
• After-tax cash flow: $11,206/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath home in Greenfield Mobile Home Estates offers a functional layout and thoughtful updates, making it a great investment opportunity.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace the carport roof — Protects the carport and adds value
• Both Landscaping improvements — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace the carport roof — Protects the carport and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+42.9% since first listed

4 events — show timeline

• 2026-04-10 Listed $199,999 SDMLS
• 2023-04-03 Sold (MLS) $134,000 CRMLS
• 2023-03-10 Pending — CRMLS
• 2023-02-03 Listed $140,000 CRMLS