9255 N Magnolia Ave #10 · Santee, CA 92071

$399,000

3 bd · 2.0 ba · 1,896 sqft · Manufactured public records · 5 Days on market

Built 1979 Est $463k · 14% under

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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 +21.4/30.0
• ARV discount +13.7/15.0
• DSCR +6.8/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Featuring 3 beds and 2 full baths, this well maintained manufactured home sits on a corner lot next to planet f guest parking with oversight of a spacious greenbelt in the reputable New Frontier Community. The upgraded kitchen comes equipped with pantry pull out drawers, a breakfast bar, new disposal, and lazy susans. Dual pane windows throughout, newer AC unit, upgraded bathroom with dual shower head and high comfort toilet seats. Stay in America's Finest City after retirement!

Key facts

• Gated community
• Front patio
• 2 parking spots

Tags

• GATED COMMUNITY
• INTERIOR LAUNDRY ROOM
• FRONT PATIO
• DEDICATED AREA FOR GARDENING
• UPDATED WALK-IN SHOWER
• FUNCTIONAL BUILT-INS IN CLOSET

Property features AI

Finance

• HOA & community: Clubhouse; Community pool; Tennis courts; Senior community (New Frontier)

Exterior

• Parking: 2 parking spaces
• Security: Gated community
• Utilities: Public water; Sewer connected; Water connected; Electricity available and connected; Natural gas available and connected
• Home design: Manufactured home (residential); Single-story
• Construction: Shingle roof
• Exterior features: Covered porch; Deck; Awning(s); Full fencing; Shed(s); Community pool

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Gas cooktop; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central electric cooling
• Interior features: Built-in features; Living room fireplace (1)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $399k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (6.6% below list).
• Recommended offer: $373k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 2 comparable units currently listed for rent nearby; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 39% of the median local income ($114k/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 $3k of loan paydown is wiped out by about $12k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $244k; list at $399k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $372,820 (6.6% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $462,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9255 N Magnolia Ave #10	0.00mi	3/2.0	1,834 (-3%)	0mo	$455,000	$248	94
9255 N Magnolia Ave #58	0.00mi	3/2.0	1,952 (+3%)	8mo	$440,000	$225	88
9255 N Magnolia Ave #299	0.00mi	2/2.0 (-1)	1,800 (-5%)	6mo	$477,500	$265	82
9255 N Magnolia Ave #41	0.00mi	2/2.0 (-1)	1,940 (+2%)	12mo	$340,000	$175	81
9255 N Magnolia Ave #102	0.00mi	3/2.0	1,780 (-6%)	11mo	$382,500	$215	80
9255 N Magnolia Ave Spc 361	0.00mi	2/2.0 (-1)	1,796 (-5%)	8mo	$450,000	$251	79
9255-N Magnolia Ave Spc 315	0.00mi	2/2.0 (-1)	1,670 (-12%)	3mo	$407,500	$244	73
9255 N Magnolia Ave Spc 38	0.00mi	3/2.0	1,680 (-11%)	11mo	$420,000	$250	72
9255 N Magnolia Ave Spc 128	0.07mi	2/2.0 (-1)	1,772 (-6%)	12mo	$278,000	$157	71
9255 N Magnolia Ave #356	0.00mi	2/2.0 (-1)	1,680 (-11%)	7mo	$315,000	$188	70
9255 N Magnolia Ave Spc 350	0.00mi	2/2.0 (-1)	1,680 (-11%)	8mo	$419,000	$249	69
9255 N Magnolia Ave Spc 98	0.00mi	2/2.0 (-1)	1,640 (-14%)	10mo	$265,000	$162	64

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-34,994
• Equity at exit: $59,492

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-13,677
• Equity at exit: $34,498

Cash invested: $111,720 (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 92071

• Rents YoY: 0.8%
• Active inventory: 197
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,728 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $593

Break-even live

Break-even rent $2,978

Max offer price $399,000

Occupancy floor 79%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Lake Shore Way Unit 429 Santee, CA	3.0	2.5	1548	$3,999	$2.58	1d	1	0.57mi
9930 Buena Vista Ave Santee, CA	2.0	2.5	1300	$3,375	$2.60	14d	1	1.01mi

Listing history 6 events

1. 2026-05-21
   listed $399,000 Active
2. 2017-12-01
   soldstatus $243,500 Sold 497-char remark

   Show marketing remark (497 chars)

   Welcome Home! Featuring 3 beds and 2 full baths, this well maintained manufactured home sits on a corner lot next to planet f guest parking with oversight of a spacious greenbelt in the reputable New Frontier Community. The upgraded kitchen comes equipped with pantry pull out drawers, a breakfast bar, new disposal, and lazy susans. Dual pane windows throughout, newer AC unit, upgraded bathroom with dual shower head and high comfort toilet seats. Stay in America's Finest City after retirement!

3. 2017-11-07
   status Pending 497-char remark

   Show marketing remark (497 chars)

   Welcome Home! Featuring 3 beds and 2 full baths, this well maintained manufactured home sits on a corner lot next to planet f guest parking with oversight of a spacious greenbelt in the reputable New Frontier Community. The upgraded kitchen comes equipped with pantry pull out drawers, a breakfast bar, new disposal, and lazy susans. Dual pane windows throughout, newer AC unit, upgraded bathroom with dual shower head and high comfort toilet seats. Stay in America's Finest City after retirement!

4. 2017-10-10
   listed $255,000 Active 497-char remark

   Show marketing remark (497 chars)

   Welcome Home! Featuring 3 beds and 2 full baths, this well maintained manufactured home sits on a corner lot next to planet f guest parking with oversight of a spacious greenbelt in the reputable New Frontier Community. The upgraded kitchen comes equipped with pantry pull out drawers, a breakfast bar, new disposal, and lazy susans. Dual pane windows throughout, newer AC unit, upgraded bathroom with dual shower head and high comfort toilet seats. Stay in America's Finest City after retirement!

5. 2017-10-10
   historical

   Show marketing remark (497 chars)

   Welcome Home! Featuring 3 beds and 2 full baths, this well maintained manufactured home sits on a corner lot next to planet f guest parking with oversight of a spacious greenbelt in the reputable New Frontier Community. The upgraded kitchen comes equipped with pantry pull out drawers, a breakfast bar, new disposal, and lazy susans. Dual pane windows throughout, newer AC unit, upgraded bathroom with dual shower head and high comfort toilet seats. Stay in America's Finest City after retirement!

6. 2017-08-17
   listed $280,000 Active

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$1,905/yr (+$159/mo · 169.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 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: $44,738
• − Mortgage interest: −$22,350
• − Property taxes: −$1,127
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,579
• − Management: −$3,579
• − Depreciation: −$11,607
• Taxable income: $501
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $6,992/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

+42.5% since first listed

6 events — show timeline

• 2026-05-21 Listed $399,000 SDMLS
• 2017-12-01 Sold (MLS) $243,500 SDMLS
• 2017-11-07 Pending — SDMLS
• 2017-10-10 Listed $255,000 SDMLS
• 2017-10-10 Listing Removed — SDMLS
• 2017-08-17 Listed $280,000 SDMLS

Property tax history

+2.7%/yr

Latest (2013): $1,127 · +3.6% YoY. Source: county tax records.