14625 Mussey Grade Rd · Ramona, CA 92065

$25,000

1 bd · 1.0 ba · 480 sqft · Land · 1 Days on market

Built 1973

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cabin on lot with 2 side yards for dogs

Key facts

• Built 1973

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $25k.

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 ($2k rent vs $25k).
• Cap rate 64.1% vs local median 2.1% in Ramona — 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 (#374 in CA) — a middle-class / working-renter tenant base. Strengths: employment A, commute B+; Watch: amenities C-, crime D+, schools D.
• Ramona City Unified (town): math 32% / reading 63% proficiency, ranked #144 of 517 in CA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 176 active listings in the ZIP; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent is only 17% of the median local income ($125k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 + 1.7% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.98% ✓
• Cap rate: 64.13%
• Cash-on-cash: 206.58%
• DSCR: 10.19
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.07×
• Total profit: $70,489
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 22.63×
• Total profit: $151,377
• Equity at exit: $2,162

Cash invested: $7,000 (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 92065

• Rents YoY: 1.7%
• Active inventory: 176
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $1,205

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,222	-5% $1,214	+0% $1,205	+5% $1,196	+10% $1,188
Rent	-10% $1,067	-5% $1,136	+0% $1,205	+5% $1,274	+10% $1,343
Rate	-1.0pp $1,218	-0.5pp $1,211	base $1,205	+0.5pp $1,199	+1.0pp $1,192

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-26
   listed $25,000 Active
2. 2024-02-11
   historical
3. 2024-01-08
   listed $215,800 Active
4. 2023-12-04
   historical
5. 2023-07-27
   historical
6. 2023-06-30
   status Active
7. 2023-06-30
   price $98,000
8. 2023-06-28
   historical
9. 2022-12-01
   historical
10. 2022-08-15
    listed $96,000 Active
11. 2022-08-15
    listed $99,000 Active
12. 2022-08-15
    listed $116,000 Active
13. 2018-08-07
    soldstatus $105,000
14. 2018-08-07
    soldstatus $105,000 Sold
15. 2018-06-17
    status Pending
16. 2018-06-17
    historical
17. 2018-06-12
    price $109,000
18. 2018-06-06
    price $119,000
19. 2018-05-07
    listed $109,000
20. 2018-05-07
    listed $129,000 Active
21. 2015-12-31
    historical
22. 2015-12-11
    historical
23. 2015-12-08
    listed $135,000 Active
24. 2015-12-07
    listed $135,000
25. 2007-12-02
    historical
26. 2007-11-03
    historical
27. 2007-09-02
    listed $147,000
28. 2007-06-22
    soldstatus $130,000
29. 2007-05-03
    listed $120,000
30. 2007-04-30
    listed $135,000
31. 2007-04-24
    historical
32. 2007-02-28
    soldstatus $120,000
33. 2006-11-24
    listed $127,000
34. 2006-09-21
    listed $132,500
35. 2006-08-07
    soldstatus $140,000
36. 2006-05-12
    listed $155,000
37. 2005-09-16
    soldstatus $120,000
38. 2005-08-11
    soldstatus $171,500
39. 2005-06-18
    listed $129,900
40. 2005-06-15
    listed $189,000
41. 2004-11-15
    historical
42. 2004-11-15
    historical
43. 2004-11-15
    historical
44. 2004-11-15
    historical
45. 2004-06-10
    historical
46. 2004-05-22
    listed $149,900
47. 2004-05-20
    listed $159,900
48. 2004-05-20
    listed $149,900
49. 2004-05-20
    listed $179,900
50. 2004-05-20
    listed $144,900

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,928
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$727
• Taxable income: $14,952
• Est. tax owed @ 24.0%: −$3,589
• After-tax cash flow: $10,872/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: Ramona City Unified
• NCES district ID: 0631710
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 63% ▲ 10.00%
• Median HH income: $79,226
• Composite: 43.38/100
• National rank: #3023
• State rank: #144 of 517 in CA

Livability — Ramona

• Score: 65/100
• State rank: #374
• US rank: #12777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Diego County · 3,178,799 people
• City population: 36,752
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 36,752
• Household income: $125,285
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 850.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 21% Other Indo-European 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: ▼ -595.55%
• Current HPI: 301.465
• Rent YoY: ▲ 1.71%
• 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

-84.4% since first listed

50 events — show timeline

• 2026-05-26 Listed $25,000 FSBO.com
• 2024-02-11 Listing Removed — CRMLS
• 2024-01-08 Listed $215,800 CRMLS
• 2023-12-04 Listing Removed — CRMLS
• 2023-07-27 Listing Removed — CRMLS
• 2023-06-30 Relisted — CRMLS
• 2023-06-30 Price Changed $98,000 CRMLS
• 2023-06-28 Listing Removed — CRMLS
• 2022-12-01 Listing Removed — CRMLS
• 2022-08-15 Listed $116,000 CRMLS
• 2022-08-15 Listed $99,000 CRMLS
• 2022-08-15 Listed $96,000 CRMLS
• 2018-08-07 Sold (MLS) $105,000 SDMLS
• 2018-08-07 Sold (MLS) $105,000 CRMLS
• 2018-06-17 Pending — SDMLS
• 2018-06-17 Listing Removed — CRMLS
• 2018-06-12 Price Changed $109,000 SDMLS
• 2018-06-06 Price Changed $119,000 SDMLS
• 2018-05-07 Listed $129,000 SDMLS
• 2018-05-07 Listed $109,000 CRMLS
• 2015-12-31 Listing Removed — CRMLS
• 2015-12-11 Listing Removed — CRMLS
• 2015-12-08 Listed $135,000 CRMLS
• 2015-12-07 Listed $135,000 CRMLS
• 2007-12-02 Listing Removed — CRMLS
• 2007-11-03 Listing Removed — CRMLS
• 2007-09-02 Listed $147,000 CRMLS
• 2007-06-22 Sold (MLS) $130,000 CRMLS
• 2007-05-03 Listed $120,000 CRMLS
• 2007-04-30 Listed $135,000 CRMLS
• 2007-04-24 Listing Removed — CRMLS
• 2007-02-28 Sold (MLS) $120,000 CRMLS
• 2006-11-24 Listed $127,000 CRMLS
• 2006-09-21 Listed $132,500 CRMLS
• 2006-08-07 Sold (MLS) $140,000 CRMLS
• 2006-05-12 Listed $155,000 CRMLS
• 2005-09-16 Sold (MLS) $120,000 CRMLS
• 2005-08-11 Sold (MLS) $171,500 CRMLS
• 2005-06-18 Listed $129,900 CRMLS
• 2005-06-15 Listed $189,000 CRMLS
• 2004-11-15 Listing Removed — CRMLS
• 2004-11-15 Listing Removed — CRMLS
• 2004-11-15 Listing Removed — CRMLS
• 2004-11-15 Listing Removed — CRMLS
• 2004-06-10 Listing Removed — CRMLS
• 2004-05-22 Listed $149,900 CRMLS
• 2004-05-20 Listed $144,900 CRMLS
• 2004-05-20 Listed $179,900 CRMLS
• 2004-05-20 Listed $149,900 CRMLS
• 2004-05-20 Listed $159,900 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $55,947 · -10.2% YoY. Source: county tax records.