400 Greenfield Dr #18 · Bostonia, CA 92021

$135,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 146 Days on market

Built 1972 Est $152k · 11% 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 +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

!!!!BEAUTIFUL ALL AGE PARK!!!Close to Schools-Well Cared for 3Br/2Ba-Open-Spacious-Floor Plan-Living Room-Dining Room(Built In Hutch)- Family Room-Big Bedrooms-BuiltIns-Good Condition-Central Heat & A/C, Laundry, Appliances Stay, Upgraded Aluminum Siding, Covered Patio, Porch, Fruit Trees, Garden & Backyard Area, Pets OK!

Key facts

• Ample cabinetry
• Private bath
• Wood paneled accents

Tags

• SPACIOUS FUNCTIONAL LAYOUT
• WOOD PANELED ACCENTS
• VINTAGE LIGHT FIXTURES
• AMPLE CABINETRY
• BREAKFAST BAR
• PRIVATE BATH

Property features AI

Finance

• Financial info: Monthly land lease of $1,844
• HOA & community: Part of an association; Community park

Exterior

• Parking: Located in Greenfield Mobile Home Estates
• Utilities: Sewer: unknown (sewer or septic); Water: see remarks
• Home design: Single-story mobile home; Mobile home remains on site; Entry on level 1
• Construction: Mobile home approximately 24 ft by 57 ft; Year built per assessor
• Exterior features: Association pool; Level/flat lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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); 238 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 44% of the median local income ($74k/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $135k implies a 165% gain — meaningful room to come down on a strong offer.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 2.00% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.87%
• DSCR: 2.86
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $151,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Greenfield Dr Spc 122	0.00mi	2/2.0 (-1)	1,344 (-2%)	5mo	$80,000	$60	88
400 Greenfield Dr Spc 26 #26	0.04mi	3/2.0	1,440 (+5%)	5mo	$160,200	$111	85
255 E Bradley Ave Spc 43	0.24mi	3/2.0	1,344 (-2%)	2mo	$165,000	$123	84
400 Greenfield Dr #139	0.03mi	3/2.0	1,296 (-5%)	8mo	$155,000	$120	83
400 Greenfield, Dr, space 114	0.00mi	3/2.0	1,227 (-10%)	10mo	$155,000	$126	75
351 E Bradley Ave #149	0.35mi	3/2.0	1,296 (-5%)	1mo	$127,500	$98	74
450 E Bradley Ave #89	0.51mi	2/2.0 (-1)	1,440 (+5%)	0mo	$85,000	$59	62
255 E Bradley Ave Spc 21	0.24mi	3/2.0	1,500 (+10%)	13mo	$143,000	$95	61
450 E Bradley Ave #127	0.48mi	3/2.0	1,246 (-9%)	2mo	$106,000	$85	61
450 E Bradley Ave #144	0.51mi	2/2.0 (-1)	1,280 (-6%)	3mo	$159,000	$124	58
450 E Bradley Ave #115	0.51mi	2/2.0 (-1)	1,440 (+5%)	7mo	$169,000	$117	57
450 E Bradley Ave Spc 79	0.47mi	2/2.0 (-1)	1,440 (+5%)	14mo	$75,000	$52	53

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: 35.2%
• Equity multiple: 2.43×
• Total profit: $54,190
• Equity at exit: $20,129

10-year hold

• IRR: 40.5%
• Equity multiple: 4.30×
• Total profit: $124,667
• Equity at exit: $11,672

Cash invested: $37,800 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$708
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,319

Break-even live

Break-even rent $1,028

Max offer price $135,000

Occupancy floor 46%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	2d	13	0.11mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	2d	1	0.45mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,934	$2.63	2d	3	0.49mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	21d	1	0.54mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	2d	1	0.64mi
716 Ballantyne St Unit 12 El Cajon, CA	2.0	2.0	900	$2,100	$2.33	2d	1	0.66mi
700 Ballantyne St El Cajon, CA	1.0–2.0	1.0	850	$2,150	$2.53	2d	5	0.66mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	24d	1	0.66mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	2d	1	0.74mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,622	$3.10	2d	11	0.75mi
390 E Madison Ave Unit E El Cajon, CA	2.0	1.5	1034	$2,300	$2.22	4d	1	0.88mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	10d	1	0.92mi
534 Jeffree St El Cajon, CA	3.0	2.0	1118	$3,895	$3.48	3d	1	0.92mi
303 E Madison Ave El Cajon, CA	2.0	1.0	875	$1,995	$2.28	2d	1	0.92mi
455 Ballantyne St El Cajon, CA	2.0	1.5	925	$2,195	$2.37	2d	1	0.94mi
505 E Madison Ave #89 El Cajon, CA	2.0	1.5	975	$2,350	$2.41	3d	1	0.95mi
589 N Johnson Ave El Cajon, CA	2.0	1.0–2.0	889	$2,150	$2.42	2d	1	1.02mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	2d	1	1.06mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	20d	1	1.10mi
299 Wisconsin Ave Apt T El Cajon, CA	2.0	2.0	875	$2,250	$2.57	2d	1	1.13mi
339 Chambers St El Cajon, CA	3.0	2.5	1600	$3,500	$2.19	20d	1	1.14mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	2d	1	1.16mi
280 Roanoke Rd El Cajon, CA	2.0	2.0	1024	$2,395	$2.34	2d	1	1.17mi
280 Roanoke Rd Unit 1 El Cajon, CA	2.0	1.5	1024	$2,395	$2.34	2d	1	1.17mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	2d	1	1.18mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	2d	1	1.19mi
1110-1140 Petree St El Cajon, CA	1.0–2.0	1.0	770	$2,241	$2.91	2d	7	1.20mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,202	$2.61	2d	10	1.27mi
1255 Marline Ave Unit 1255 El Cajon, CA	4.0	2.5	1730	$4,200	$2.43	2d	1	1.33mi
1240 Petree St El Cajon, CA	1.0–2.0	1.0–2.0	809	$2,771	$3.43	2d	20	1.34mi
148 Taft Ave Unit 7 El Cajon, CA	2.0	1.0	875	$1,895	$2.17	2d	1	1.36mi
180 N 1st St El Cajon, CA	1.0–2.0	1.0–2.0	830	$2,125	$2.56	2d	3	1.43mi
620 E Lexington Ave #3 El Cajon, CA	2.0	2.0	1000	$2,900	$2.90	2d	1	1.45mi
200 S Mollison Ave El Cajon, CA	2.0	1.0	950	$1,995	$2.10	2d	1	1.45mi
800 E Lexington Ave El Cajon, CA	2.0–3.0	2.0	1040	$3,210	$3.09	2d	5	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 146 DOM
2. 2026-06-17
   days on market $135,000 Active 145 DOM
3. 2026-06-16
   days on market $135,000 Active 144 DOM
4. 2026-06-15
   days on market $135,000 Active 143 DOM
5. 2026-06-13
   days on market $135,000 Active 141 DOM
6. 2026-06-13
   days on market $135,000 Active 140 DOM
7. 2026-06-09
   days on market $135,000 Active 137 DOM
8. 2026-06-08
   days on market $135,000 Active 136 DOM
9. 2026-06-07
   days on market $135,000 Active 135 DOM
10. 2026-06-04
    days on market $135,000 Active 132 DOM
11. 2026-06-03
    days on market $135,000 Active 131 DOM
12. 2026-06-02
    days on market $135,000 Active 130 DOM
13. 2026-06-01
    days on market $135,000 Active 129 DOM
14. 2026-05-31
    days on market $135,000 Active 128 DOM
15. 2026-03-13
    price $135,000
16. 2026-01-23
    listed $150,000 Active
17. 2002-08-09
    soldstatus $50,900 335-char remark

    Show marketing remark (335 chars)

    !!!!BEAUTIFUL ALL AGE PARK!!!Close to Schools-Well Cared for 3Br/2Ba-Open-Spacious-Floor Plan-Living Room-Dining Room(Built In Hutch)- Family Room-Big Bedrooms-BuiltIns-Good Condition-Central Heat & A/C, Laundry, Appliances Stay, Upgraded Aluminum Siding, Covered Patio, Porch, Fruit Trees, Garden & Backyard Area, Pets OK!

18. 2002-06-03
    listed $49,900 335-char remark

    Show marketing remark (335 chars)

    !!!!BEAUTIFUL ALL AGE PARK!!!Close to Schools-Well Cared for 3Br/2Ba-Open-Spacious-Floor Plan-Living Room-Dining Room(Built In Hutch)- Family Room-Big Bedrooms-BuiltIns-Good Condition-Central Heat & A/C, Laundry, Appliances Stay, Upgraded Aluminum Siding, Covered Patio, Porch, Fruit Trees, Garden & Backyard Area, Pets OK!

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$448/yr (+$37/mo · 77.5%)

ⓘ 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 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: $32,375
• − Mortgage interest: −$7,562
• − Property taxes: −$578
• − Insurance: −$675
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$3,927
• Taxable income: $14,452
• Est. tax owed @ 24.0%: −$3,469
• After-tax cash flow: $12,359/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: 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

+170.5% since first listed

4 events — show timeline

• 2026-03-13 Price Changed $135,000 CRMLS
• 2026-01-23 Listed $150,000 CRMLS
• 2002-08-09 Sold (MLS) $50,900 CRMLS
• 2002-06-03 Listed $49,900 CRMLS

Property tax history

+3.3%/yr

Latest (2013): $578 · +5.7% YoY. Source: county tax records.