211 N Citrus Ave #50 · Escondido, CA 92027

$210,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 10 Days on market

Built 1985 Est $275k · 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this 55 and up move-in ready home with brand new roof, brand new HVAC system, brand new front entrance ramp, convenient in-house laundry unit, newly upgraded floors, new kitchen counters and backsplash. Open, light and bright! New paint and new window blinds. House is very conveniently located near the park entrance, heated pool and large club house with fitness equipment. Park management approval required.

Key facts

• Upgraded floors
• Front entrance ramp
• Kitchen counters

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• FRONT ENTRANCE RAMP
• IN-HOUSE LAUNDRY UNIT
• UPGRADED FLOORS
• KITCHEN COUNTERS

Property features AI

Finance

• HOA & community: Located in a senior community (Carefree Ranch); Common-interest lot

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Stucco construction; Shingle roof
• Exterior features: Community pool

Interior

• Kitchen: Built-in range; Gas oven; Gas range; Cooktop; Gas cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Refrigerator; Built-in range; Gas oven; Gas range; Cooktop; Gas cooktop
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 15.0% vs local median 2.5% in Escondido — 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 70/100 on livability (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime D+.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 136 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 45% of the median local income ($93k/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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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 $160k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000

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 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?
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: 1.65% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.99%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $274,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 E Valley Pkwy #145	0.29mi	3/2.0	1,564 (+0%)	9mo	$260,000	$166	79
2280 E Valley Pkwy #74	0.40mi	3/2.0	1,593 (+2%)	3mo	$279,500	$175	75
2300 E Valley Pkwy Spc 125 Pkwy	0.34mi	3/2.0	1,535 (-2%)	8mo	$270,000	$176	75
211 N Citrus Ave #270	0.00mi	2/2.0 (-1)	1,344 (-14%)	0mo	$147,000	$109	72
2300 E Valley Pkwy #237	0.29mi	2/2.0 (-1)	1,440 (-8%)	6mo	$150,000	$104	64
2300 E Valley #84	0.29mi	2/2.0 (-1)	1,440 (-8%)	6mo	$179,000	$124	63
2300 E Valley Pkwy #111	0.29mi	3/2.0	1,356 (-13%)	9mo	$245,000	$181	57
2280 E Valley Pkwy #4	0.40mi	2/2.0 (-1)	1,362 (-13%)	2mo	$259,999	$191	54
2280 E Valley Pkwy #79	0.40mi	2/2.0 (-1)	1,368 (-12%)	4mo	$160,000	$117	53
2550 E Valley Pkwy #77	0.52mi	3/2.0	1,344 (-14%)	0mo	$370,000	$275	52
2700 E Valley Pkwy #272	0.66mi	3/2.0	1,344 (-14%)	3mo	$280,000	$208	43
2700 E Valley Pkwy #298	0.72mi	3/2.0	1,404 (-10%)	8mo	$362,000	$258	43

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.03×
• Total profit: $60,851
• Equity at exit: $31,312

10-year hold

• IRR: 32.7%
• Equity multiple: 3.89×
• Total profit: $170,098
• Equity at exit: $18,157

Cash invested: $58,800 (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 92027

• Rents YoY: 2.5%
• Active inventory: 136
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,473 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $1,518

Break-even live

Break-even rent $1,551

Max offer price $210,000

Occupancy floor 51%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$3,379	$3.22	2d	4	0.33mi
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	2d	1	0.61mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	2d	1	0.74mi
1695 Kenora Dr Escondido, CA	3.0	2.0	1610	$4,275	$2.66	2d	1	0.78mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	24d	1	0.87mi
330 James St Escondido, CA	4.0	2.0	1200	$3,800	$3.17	15d	1	0.96mi
2932 Soledad Pl Escondido, CA	4.0	2.0	1692	$4,500	$2.66	20d	1	0.99mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	2d	13	1.04mi
1315 E Grand Ave Escondido, CA	2.0	2.0	1120	$2,400	$2.14	2d	1	1.10mi
505 San Pasqual Valley Rd Escondido, CA	1.0–2.0	1.0–2.5	904	$2,950	$3.26	2d	1	1.34mi

Listing history 7 events

1. 2026-06-18
   days on market $210,000 Active 10 DOM
2. 2026-06-17
   days on market $210,000 Active 9 DOM
3. 2026-06-16
   days on market $210,000 Active 8 DOM
4. 2026-06-15
   days on market $210,000 Active 7 DOM
5. 2026-06-13
   days on market $210,000 Active 5 DOM
6. 2026-06-09
   remarks 421-char remark
7. 2026-06-09
   listed $210,000 Active 1 DOM

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$1,157/yr (+$96/mo · 263.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 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: $41,677
• − Mortgage interest: −$11,763
• − Property taxes: −$439
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,334
• − Management: −$3,334
• − Depreciation: −$6,109
• Taxable income: $15,647
• Est. tax owed @ 24.0%: −$3,755
• After-tax cash flow: $14,465/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: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 54,113
• Household income: $93,338
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1638.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 57% White 32% Two or more races 24% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 39% Tagalog/Filipino 2% Vietnamese 2%

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: ▼ -768.40%
• Current HPI: 362.1027
• Rent YoY: ▲ 2.50%
• 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

+346.8% since first listed

19 events — show timeline

• 2026-06-03 Listed $210,000 SDMLS
• 2026-04-26 Listing Removed — SDMLS
• 2026-02-16 Price Changed $225,000 SDMLS
• 2025-11-08 Price Changed $250,000 SDMLS
• 2025-07-24 Listed $290,000 SDMLS
• 2025-01-18 Listing Removed — SDMLS
• 2021-10-29 Sold (MLS) $160,000 SDMLS
• 2021-10-09 Pending — SDMLS
• 2021-07-22 Listed $175,000 SDMLS
• 2021-07-01 Listed $175,000 SDMLS
• 2015-04-01 Listing Removed — SDMLS
• 2015-01-22 Listed $79,900 SDMLS
• 2013-08-02 Sold (MLS) $47,000 CRMLS
• 2013-08-02 Sold (MLS) $47,000 SDMLS
• 2013-06-09 Pending — SDMLS
• 2013-03-22 Relisted — SDMLS
• 2013-03-12 Pending — SDMLS
• 2013-02-13 Listed $47,000 SDMLS
• 2013-02-08 Listed $47,000 CRMLS

Property tax history

+0.3%/yr

Latest (2013): $439 · +1.5% YoY. Source: county tax records.