2003-Bayview Hts Dr #88 · San Diego, CA 92105

$224,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 56 Days on market

Built 1972 Fair condition 3,000 sqft lot Est $258k · 13% 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 +28.9/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Reduction!!!. .. Just minutes from downtown San Diego is beautiful "Bayview Mobile Home Park". .. This family community is well maintained and is centrally located . .. Built in 1972 this 2 bed/2bath home has almost 1400 sq ft. of living space . .. All the appliances are included in the sale . .. The home has 2 ceiling fans & a laundry room . .. This home an incredible deck for relaxing at the end of the day . .. .The deck furniture is also included in the sale . .. Shopping & freeways are close by . .. In order to get park approval, buyers must gross 3 times the rent space & have good credit . .. The rent space for new buyers is $1,250.00

Key facts

• Laundry room
• Centrally located
• Ceiling fans

Tags

• WELL MAINTAINED
• CENTRALLY LOCATED
• CEILING FANS
• LAUNDRY ROOM
• LOVELY DECK
• SHOPPING CLOSE BY

Property features AI

Finance

• Other: Park name: Bayview Mobile Home Park; Pets allowed with size and number limits
• Financial info: Seller to pay assessments
• HOA & community: Land lease in park (manager approval required); Land lease amount $1,250

Exterior

• Parking: One uncovered parking space; One carport space (total 2 parking spaces)
• Utilities: Public sewer
• Home design: Single-story mobile home (24' x 56'); Mobile home remains; Entry from front
• Construction: Listed living area and lot size per public records; Total of one story
• Exterior features: In-ground community pool (heated); Level lot with yard; One shed on property; Located in Bayview Mobile Home Park; Street lighting in the community

Interior

• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home; Front door entry; Office
• Laundry & utility: Laundry in kitchen; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $224k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $217k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.0% in San Diego — 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 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• San Diego Unified (urban): math 19% / reading 29% proficiency, ranked #393 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Park Elementary (509 students, 82% FRL); Mann Middle (715 students, 94% FRL); Lincoln High (1,407 students, 76% FRL) — zoned schools average 84% FRL vs 52% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 123 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $2,925/mo this rent would consume 51% of the median local household income ($69k/yr) (locally 4800% 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 $7k 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 + 2.6% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $258,048
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Bayview Hts Dr #158	0.11mi	3/2.0 (+1)	1,344 (0%)	3mo	$257,900	$192	87
2003 Bayview Heights Dr #102	0.11mi	3/2.0 (+1)	1,368 (+2%)	2mo	$259,900	$190	85
2003 Bayview Heights Dr Spc 240	0.07mi	2/2.0	1,400 (+4%)	9mo	$190,000	$136	82
2003 Bayview Heights Dr #108	0.11mi	3/2.0 (+1)	1,353 (+1%)	9mo	$379,500	$280	81
2003 Bayview Heights Dr #73	0.00mi	3/2.0 (+1)	1,344 (0%)	18mo	$249,000	$185	80
2003 Bayview Heights Dr #18	0.08mi	3/2.0 (+1)	1,296 (-4%)	6mo	$288,000	$222	80
2003 Bayview Hts #80	0.26mi	2/2.0	1,368 (+2%)	9mo	$255,000	$186	77
2003 Bayview Heights Dr Spc 210	0.08mi	3/2.0 (+1)	1,152 (-14%)	9mo	$325,000	$282	60

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $11,321
• Equity at exit: $33,399

10-year hold

• IRR: 13.8%
• Equity multiple: 2.09×
• Total profit: $68,436
• Equity at exit: $19,367

Cash invested: $62,720 (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 92105

• Rents YoY: 2.6%
• Active inventory: 123
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,925 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $763

Break-even live

Break-even rent $1,960

Max offer price $224,000

Occupancy floor 69%

Sensitivity live

Price	-10% $918	-5% $840	+0% $763	+5% $686	+10% $608
Rent	-10% $532	-5% $648	+0% $763	+5% $879	+10% $994
Rate	-1.0pp $876	-0.5pp $820	base $763	+0.5pp $705	+1.0pp $646

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2655 55th St San Diego, CA	3.0	2.0	1592	$4,095	$2.57	9d	1	0.46mi
5304 Nutmeg St San Diego, CA	3.0	2.0	1346	$3,900	$2.90	26d	1	0.65mi
2987 54th St Unit 2987 San Diego, CA	3.0	2.0	900	$2,850	$3.17	9d	1	0.69mi
6410 College Grove Dr San Diego, CA	3.0	2.0	1150	$3,400	$2.96	3d	3	0.93mi
5469 Roswell St San Diego, CA	2.0	2.0	1055	$2,230	$2.11	23d	1	0.97mi
6333 College Grove Way San Diego, CA	2.0–3.0	1.5–2.0	1024	$2,500	$2.44	0d	3	1.08mi
851 Euclid Ave San Diego, CA	3.0	2.0	1120	$3,695	$3.30	4d	1	1.16mi
2762 Ridge View Dr San Diego, CA	2.0	1.0	912	$1,850	$2.03	9d	1	1.19mi
5920 Streamview Dr Apt 4 San Diego, CA	3.0	1.0	999	$2,500	$2.50	9d	1	1.19mi
5920 Streamview Dr Apt 1 San Diego, CA	3.0	1.0	989	$2,800	$2.83	26d	1	1.19mi
4665 Home Ave San Diego, CA	2.0	1.0–2.0	875	$2,448	$2.80	5d	4	1.29mi
6203 Romo St Unit 1 San Diego, CA	3.0	2.0	1750	$4,600	$2.63	16d	1	1.31mi
3980 Faircross Pl #36 San Diego, CA	2.0	2.0	1069	$2,600	$2.43	6d	1	1.35mi
3211 Euclid Ave Unit d San Diego, CA	3.0	1.0	950	$2,468	$2.60	26d	1	1.35mi
5327 Ogden St San Diego, CA	1.0	1.0	1150	$1,200	$1.04	21d	1	1.38mi
3344 Isla Vista Dr Unit Z3344 San Diego, CA	3.0	2.0	1600	$3,300	$2.06	26d	1	1.38mi
3926 60th St #179 San Diego, CA	2.0	2.5	1404	$2,995	$2.13	4d	1	1.40mi
5506 1/2 University Ave San Diego, CA	3.0	1.0	896	$2,790	$3.11	26d	1	1.40mi
6112 Hughes St San Diego, CA	2.0	2.0	900	$3,100	$3.44	26d	1	1.41mi
5468 Imperial Ave San Diego, CA	2.0	1.0	825	$2,120	$2.57	18d	2	1.42mi
5502 University Ave San Diego, CA	2.0	1.0	952	$2,490	$2.62	26d	1	1.42mi
5502 University Ave Unit 5508 San Diego, CA	2.0	1.0	952	$2,490	$2.62	26d	1	1.42mi
5990 Dandridge Ln #166 San Diego, CA	2.0	2.0	1069	$2,850	$2.67	26d	1	1.42mi
3744 Gayle St San Diego, CA	3.0	2.0	1248	$3,995	$3.20	18d	1	1.42mi
3930 60th St San Diego, CA	3.0	2.5	1300	$2,795	$2.15	16d	1	1.43mi
6544 College Grove Dr #71 San Diego, CA	2.0	2.0	951	$3,200	$3.36	4d	1	1.44mi
6378 Streamview Dr San Diego, CA	3.0	2.0	1314	$3,495	$2.66	26d	1	1.45mi
5980 Dandridge Ln #207 San Diego, CA	2.0	2.0	1134	$4,500	$3.97	26d	1	1.45mi
3972 60th St #134 San Diego, CA	3.0	2.5	1147	$2,975	$2.59	26d	1	1.46mi
1148 Cotton St San Diego, CA	3.0	2.0	1000	$2,995	$3.00	26d	1	1.46mi
1152 Cotton St Unit 1150 San Diego, CA	3.0	2.0	1000	$2,995	$3.00	25d	1	1.46mi
5280 Groveland Dr San Diego, CA	3.0	1.5	900	$3,500	$3.89	26d	1	1.46mi
5280 Groveland Dr Unit 4 San Diego, CA	3.0	1.5	900	$3,500	$3.89	23d	1	1.46mi
5256 Groveland Dr Unit 5260-1 San Diego, CA	3.0	2.0	1200	$3,095	$2.58	26d	1	1.47mi
5256 Groveland Dr Unit 5258 House San Diego, CA	3.0	2.0	1108	$3,100	$2.80	26d	1	1.47mi
5802 University Ave San Diego, CA	1.0–2.0	1.0–2.0	805	$2,450	$3.04	6d	22	1.48mi
5415 Imperial Ave Unit 4 San Diego, CA	3.0	1.0	895	$2,550	$2.85	3d	1	1.48mi
3954 60th St #87 San Diego, CA	2.0	2.5	1100	$2,950	$2.68	26d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $224,000 Active 56 DOM
2. 2026-06-18
   days on market $224,000 Active 53 DOM
3. 2026-06-17
   days on market $224,000 Active 52 DOM
4. 2026-06-16
   days on market $224,000 Active 51 DOM
5. 2026-06-15
   days on market $224,000 Active 50 DOM
6. 2026-06-13
   days on market $224,000 Active 48 DOM
7. 2026-06-09
   days on market $224,000 Active 44 DOM
8. 2026-06-08
   days on market $224,000 Active 43 DOM
9. 2026-06-07
   days on market $224,000 Active 42 DOM
10. 2026-06-04
    remarks 659-char remark
11. 2026-06-04
    pricedays on market $224,000 Active 39 DOM
12. 2026-06-03
    days on market $230,000 Active 38 DOM
13. 2026-06-02
    days on market $230,000 Active 37 DOM
14. 2026-06-01
    days on market $230,000 Active 36 DOM
15. 2026-05-31
    days on market $230,000 Active 35 DOM
16. 2026-04-26
    listed $230,000 Active

ⓘ 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 4/10 Moderate 5 d/yr ≥89°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,105
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − Depreciation: −$6,516
• Taxable income: $5,945
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $7,730/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 · 12 photos

Fair 45/100 Moderate rehab

This 2003 manufactured home in Bayview Mobile Home Park requires moderate repairs and updates to its kitchen and bathroom to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Worn and dated appearance
• Moderate bathroom cabinets — Worn and dated appearance
• Moderate kitchen countertops — Worn and dated appearance
• Moderate bathroom fixtures — Worn and dated appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Replace kitchen countertops — New countertops can improve the kitchen's functionality and aesthetics
• Both Replace bathroom fixtures — New fixtures can improve the bathroom's functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
bathroom cabinets · Worn and dated appearance	Moderate	$3,000–15,000
kitchen countertops · Worn and dated appearance	Moderate	$3,000–15,000
bathroom fixtures · Worn and dated appearance	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Replace kitchen countertops — New countertops can improve the kitchen's functionality and aesthetics ↑
• Both Replace bathroom fixtures — New fixtures can improve the bathroom's functionality and aesthetics ↑

ⓘ 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: San Diego Unified
• NCES district ID: 0634320
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -28.00%
• Median HH income: $61,673
• Composite: 22.31/100
• National rank: #8135
• State rank: #393 of 517 in CA

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 71,411
• Household income: $68,563
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 4800.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 23% Asian 18% White 15% Black 13% Native American 2%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Ukrainian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 36% · Canada, Vietnam, China
• Languages at home: 38% English-only · Spanish 39% Vietnamese 9% Other Asian/Pacific 5%

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: ▼ -679.97%
• Current HPI: 483.3536
• Rent YoY: ▲ 2.65%
• 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

1 event — show timeline

• 2026-04-26 Listed $230,000 CRMLS