1174 E Main St #113 · El Cajon, CA 92021

$89,500

2 bd · 1.0 ba · 800 sqft · Manufactured · 70 Days on market

Built 1969 13 ac lot Est $155k · 42% 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
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 55+ Living - Welcome to this well-maintained 2-bedroom-1-bath mobile home. This comfortable home offers a functional layout with a dedicated indoor laundry closet, complete with washer & dryer. The kitchen comes fully equipped with stove, oven, microwave, refrigerator—all appliances included. Enjoy outdoor space in a side yard with a patio table & umbrella, along with a covered carport accommodating two vehicles. Two storage units provide plenty of extra room for your belongings. Ideally situated close to restaurants, shopping, and transportation, this home offers both convenience and accessibility. Residents enjoy amenities including a pool, clubhouse, rec room

Key facts

• 13 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Located in Safari Mobile Lodge; Community features: park
• HOA & community: Senior community; Land lease of $1,025 (land lease applies)

Exterior

• Parking: Two parking spaces; Two carport spaces
• Utilities: Public sewer
• Home design: Mobile home (20' x 40') — mobile home remains on site; One story
• Construction: Year built: see remarks
• Exterior features: In-ground community pool; Lot is level/flat; Two sheds on the property; Located within a park community (Safari Mobile Lodge)

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: All bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Front door entry; Single-level home
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 2.4% in El Cajon — 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 (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living 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; 40 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 34% 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 $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 2.35% ✓
• Cap rate: 20.25%
• Cash-on-cash: 49.86%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $155,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 E Main St Spc 92	0.02mi	2/2.0	800 (0%)	10mo	$139,000	$174	86
187 Ballard St #15	0.19mi	2/2.0	800 (0%)	1mo	$120,000	$150	86
1174 E Main St #62	0.00mi	2/2.0	691 (-14%)	2mo	$175,000	$253	71
410 S 1st St #30	0.49mi	2/1.0	784 (-2%)	4mo	$85,000	$108	70
410 S 1st St #126	0.49mi	2/1.0	800 (0%)	15mo	$107,500	$134	65
1313 E Main #34	0.45mi	2/2.0	833 (+4%)	6mo	$162,000	$194	63
410 S 1st St Spc 145	0.49mi	2/1.5	742 (-7%)	5mo	$85,575	$115	59
1425 E Madison Ave #18	0.72mi	2/1.0	748 (-6%)	1mo	$147,000	$197	55
998 E Main St Spc 68	0.38mi	2/1.0	900 (+12%)	13mo	$175,000	$194	51
410 S 1st	0.60mi	2/2.0	880 (+10%)	11mo	$175,000	$199	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 2.82×
• Total profit: $45,683
• Equity at exit: $13,345

10-year hold

• IRR: 48.7%
• Equity multiple: 5.05×
• Total profit: $101,501
• Equity at exit: $7,738

Cash invested: $25,060 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,041

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 45%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Orlando St El Cajon, CA	1.0	1.0	692	$1,850	$2.67	1d	1	0.14mi
368 Orlando St #21 El Cajon, CA	1.0	1.0	692	$1,850	$2.67	10d	1	0.14mi
277 N 1st St El Cajon, CA	2.0	2.0	825	$2,130	$2.58	1d	1	0.15mi
340 N 1st St El Cajon, CA	2.0	1.0	751	$1,980	$2.64	1d	3	0.18mi
304 N 1st St El Cajon, CA	2.0	1.0	769	$2,300	$2.99	1d	1	0.20mi
180 N 1st St El Cajon, CA	1.0–2.0	1.0–2.0	830	$2,125	$2.56	1d	3	0.20mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	16d	1	0.22mi
233 Shady Ln El Cajon, CA	1.0	1.0	650	$1,795	$2.76	1d	1	0.25mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$2,150	$3.97	1d	2	0.25mi
301 Shady Ln El Cajon, CA	1.0–2.0	1.0	720	$2,250	$3.12	1d	8	0.27mi
422 Shady Ln El Cajon, CA	1.0–3.0	1.0–2.0	900	$2,304	$2.56	1d	18	0.28mi
541 N 1st St Apt 14 El Cajon, CA	1.0	1.0	550	$1,550	$2.82	1d	1	0.31mi
421 Shady Ln El Cajon, CA	1.0	1.0	575	$1,708	$2.97	1d	3	0.31mi
1137 E Lexington Ave El Cajon, CA	2.0	1.0	900	$1,995	$2.22	1d	1	0.31mi
1072 E Madison Ave El Cajon, CA	2.0	1.0	770	$1,995	$2.59	1d	1	0.33mi
1018 E Lexington Ave El Cajon, CA	1.0	1.0	670	$1,800	$2.69	1d	1	0.40mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,225	$2.60	1d	5	0.40mi
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,425	$2.89	1d	8	0.40mi
265 S Anza St El Cajon, CA	2.0	1.0	775	$2,250	$2.90	2d	1	0.42mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,202	$2.61	1d	10	0.47mi
257 Jamacha Rd El Cajon, CA	2.0	1.0	850	$2,272	$2.67	1d	4	0.50mi
432 Dominguez Way Unit 13 El Cajon, CA	2.0	1.5	952	$2,195	$2.31	20d	1	0.52mi
291 Jamacha Rd El Cajon, CA	1.0–2.0	1.0	825	$2,095	$2.54	1d	4	0.53mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	1d	1	0.54mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	1d	11	0.55mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	7d	9	0.55mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	1d	1	0.56mi
1343 Oakdale Ave El Cajon, CA	1.0–2.0	1.0–2.0	800	$2,195	$2.74	1d	1	0.57mi
244 N Mollison Ave El Cajon, CA	2.0	1.0	858	$2,110	$2.46	1d	2	0.58mi
346 Jamacha Rd El Cajon, CA	2.0	1.0–2.0	887	$2,436	$2.74	1d	8	0.58mi
1382 Ivory Ct Unit 1382B El Cajon, CA	1.0	1.0	550	$1,625	$2.95	1d	1	0.58mi
279 S Mollison Ave El Cajon, CA	1.0	1.0	570	$1,950	$3.42	1d	1	0.59mi
1360 E Madison Ave El Cajon, CA	1.0–2.0	1.0	550	$2,595	$4.72	1d	22	0.59mi
595 S 2nd St El Cajon, CA	2.0	1.0	800	$2,290	$2.86	1d	1	0.60mi
200 S Mollison Ave El Cajon, CA	2.0	1.0	950	$1,995	$2.10	1d	1	0.60mi
421 S Mollison Ave El Cajon, CA	1.0–2.0	1.0	726	$1,900	$2.62	1d	2	0.61mi
588 S Anza St El Cajon, CA	1.0–2.0	1.0	767	$2,100	$2.74	1d	6	0.61mi
1377 Oakdale Ave Unit 03 El Cajon, CA	2.0	2.0	900	$2,425	$2.69	1d	1	0.64mi
800 E Lexington Ave El Cajon, CA	2.0–3.0	2.0	1040	$2,390	$2.30	1d	5	0.64mi
390 S Mollison Ave El Cajon, CA	1.0	1.0	750	$1,725	$2.30	1d	1	0.65mi

Listing history 21 events

1. 2026-06-18
   days on market $89,500 Active 70 DOM
2. 2026-06-17
   days on market $89,500 Active 69 DOM
3. 2026-06-16
   days on market $89,500 Active 68 DOM
4. 2026-06-15
   days on market $89,500 Active 67 DOM
5. 2026-06-13
   days on market $89,500 Active 65 DOM
6. 2026-06-13
   status $89,500 Active 64 DOM
7. 2026-06-03
   status $89,500 Pending Sale 64 DOM
8. 2026-06-02
   days on market $89,500 Active 64 DOM
9. 2026-06-01
   days on market $89,500 Active 63 DOM
10. 2026-05-31
    days on market $89,500 Active 62 DOM
11. 2026-05-12
    price $89,500
12. 2026-03-28
    listed $98,000 Active
13. 2012-10-02
    historical
14. 2012-10-02
    historical
15. 2012-09-19
    price $22,500
16. 2012-08-31
    price $23,000
17. 2012-06-19
    status Active
18. 2012-06-12
    status Pending
19. 2012-04-11
    price $23,500
20. 2012-04-04
    listed $25,000 Active
21. 2012-04-04
    listed $22,500

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 17 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: $25,210
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$2,604
• Taxable income: $11,769
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $9,669/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 — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• 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

+297.8% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $89,500 CRMLS
• 2026-03-28 Listed $98,000 CRMLS
• 2012-10-02 Listing Removed — SDMLS
• 2012-10-02 Listing Removed — CRMLS
• 2012-09-19 Price Changed $22,500 SDMLS
• 2012-08-31 Price Changed $23,000 SDMLS
• 2012-06-19 Relisted — SDMLS
• 2012-06-12 Pending — SDMLS
• 2012-04-11 Price Changed $23,500 SDMLS
• 2012-04-04 Listed $25,000 SDMLS
• 2012-04-04 Listed $22,500 CRMLS