300 Thornton Dr #5 · Crest, CA 92021

$240,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 134 Days on market

Built 2005 16 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

Key facts

• 16.13 acre lot
• 2 parking spots
• Built 2005

Tags

• PRIVATE GATED COMMUNITY
• NEW LAMINATE FLOORING
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Located in Crest Skylodge South park; Community features: rural setting with biking, hiking, mountainous/foothill terrain and nearby park

Exterior

• Parking: On-site uncovered parking with 2 spaces
• Utilities: Public sewer; Paved private road access
• Home design: Mobile home (Fleetwood Homes CA); Single-story; Entry on side of home; Has a view
• Construction: Asphalt roof; Mobile home remains on site; Mobile dimensions approximately 11 ft wide by 46 ft long
• Exterior features: Chain link fencing in fair condition; Back yard; Shed (1)

Interior

• Kitchen: Kitchen
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air / central furnace heating
• Interior features: One-level home; Entry located on the side of the home; Entry area; Living room
• Laundry & utility: Inside laundry with washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#954 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute 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); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $2,911/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 4178% 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 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 $108k; list at $240k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.08×
• Total profit: $5,650
• Equity at exit: $35,785

10-year hold

• IRR: 8.9%
• Equity multiple: 1.60×
• Total profit: $40,080
• Equity at exit: $20,751

Cash invested: $67,200 (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: 244
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,911 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $834

Break-even live

Break-even rent $1,855

Max offer price $240,000

Occupancy floor 66%

Sensitivity live

Price	-10% $970	-5% $902	+0% $834	+5% $767	+10% $699
Rent	-10% $604	-5% $719	+0% $834	+5% $949	+10% $1,064
Rate	-1.0pp $955	-0.5pp $896	base $834	+0.5pp $772	+1.0pp $709

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Lento Ln El Cajon, CA	3.0	1.5	1176	$3,100	$2.64	0d	1	0.48mi

Listing history 38 events

1. 2026-06-21
   days on market $240,000 Active 134 DOM
2. 2026-06-18
   days on market $240,000 Active 131 DOM
3. 2026-06-17
   days on market $240,000 Active 130 DOM
4. 2026-06-16
   days on market $240,000 Active 129 DOM
5. 2026-06-15
   days on market $240,000 Active 128 DOM
6. 2026-06-13
   days on market $240,000 Active 126 DOM
7. 2026-06-13
   days on market $240,000 Active 125 DOM
8. 2026-06-09
   days on market $240,000 Active 122 DOM
9. 2026-06-08
   days on market $240,000 Active 121 DOM
10. 2026-06-07
    days on market $240,000 Active 120 DOM
11. 2026-06-04
    days on market $240,000 Active 117 DOM
12. 2026-06-03
    days on market $240,000 Active 116 DOM
13. 2026-06-02
    days on market $240,000 Active 115 DOM
14. 2026-06-01
    days on market $240,000 Active 114 DOM
15. 2026-05-31
    days on market $240,000 Active 113 DOM
16. 2026-02-05
    listed $240,000 Active
17. 2025-08-04
    historical
18. 2025-06-03
    price $240,000
19. 2025-04-04
    price $250,000
20. 2025-02-03
    listed $273,777 Active
21. 2020-01-14
    soldstatus $108,000 Sold 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

22. 2020-01-14
    soldstatus $108,000 Closed Sale 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

23. 2019-12-17
    status Pending Sale 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

24. 2019-12-17
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

25. 2019-12-03
    price $120,000 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

26. 2019-12-02
    price $120,000 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

27. 2019-10-01
    listed $125,000 Active 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

28. 2019-10-01
    listed $125,000 Active 350-char remark

    Show marketing remark (350 chars)

    Look at this view! On a clear day you can see the ocean. Beautiful 3 BR, 2 bath, move in ready manufactured home in quiet, country ambiance environment in the Crest area. This home has a beautiful kitchen with stainless steel appliances, washer and dryer also in the home. Added extra!! Enjoy a soothing jacuzzi on your deck after a long day of work.

29. 2014-12-16
    historical
30. 2014-12-15
    historical
31. 2014-05-09
    price $82,000
32. 2013-11-21
    listed $85,000 Active
33. 2013-11-19
    listed $82,000
34. 2013-11-16
    historical
35. 2013-11-15
    historical
36. 2013-10-21
    price $85,000
37. 2013-05-17
    listed $89,000 Active
38. 2013-05-15
    listed $85,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$541/yr (+$45/mo · 42.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 2 d/yr ≥98°F today · 5 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: $34,936
• − Mortgage interest: −$13,444
• − Property taxes: −$1,283
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$6,982
• Taxable income: $6,438
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $8,468/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 — Crest

• Score: 53/100
• State rank: #954
• US rank: #24448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crest, 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

+182.4% since first listed

23 events — show timeline

• 2026-02-05 Listed $240,000 CRMLS
• 2025-08-04 Listing Removed — CRMLS
• 2025-06-03 Price Changed $240,000 CRMLS
• 2025-04-04 Price Changed $250,000 CRMLS
• 2025-02-03 Listed $273,777 CRMLS
• 2020-01-14 Sold (MLS) $108,000 CRMLS
• 2020-01-14 Sold (MLS) $108,000 SDMLS
• 2019-12-17 Pending — CRMLS
• 2019-12-17 Pending — SDMLS
• 2019-12-03 Price Changed $120,000 SDMLS
• 2019-12-02 Price Changed $120,000 CRMLS
• 2019-10-01 Listed $125,000 CRMLS
• 2019-10-01 Listed $125,000 SDMLS
• 2014-12-16 Listing Removed — SDMLS
• 2014-12-15 Listing Removed — CRMLS
• 2014-05-09 Price Changed $82,000 SDMLS
• 2013-11-21 Listed $85,000 SDMLS
• 2013-11-19 Listed $82,000 CRMLS
• 2013-11-16 Listing Removed — SDMLS
• 2013-11-15 Listing Removed — CRMLS
• 2013-10-21 Price Changed $85,000 SDMLS
• 2013-05-17 Listed $89,000 SDMLS
• 2013-05-15 Listed $85,000 CRMLS

Property tax history

+3.2%/yr

Latest (2013): $1,283 · +5.5% YoY. Source: county tax records.