1145 E Barham Dr #109 · San Marcos, CA 92078

$163,000

2 bd · 1.0 ba · 750 sqft · Manufactured · 129 Days on market

Built 1960 34 ac lot $217/sqft · 5% below area Est $172k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

Key facts

• Upgraded flooring
• Remodeled kitchen
• Beautiful garden

Tags

• REMODELED KITCHEN
• UPGRADED FLOORING
• ENCLOSED PORCH
• SUNROOM
• BEAUTIFUL GARDEN
• CITRUS TREE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $163k.

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 $163k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.5% in San Marcos — 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 77/100 on livability (#80 in CA, #3,074 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, cost of living F.
• San Marcos Unified (suburban): math 52% / reading 67% proficiency, ranked #249 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 232 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 31% of the median local income ($120k/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 $1k of loan paydown is wiped out by about $5k 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 + 0.3% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $44k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $143,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1960 — 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. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.66%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $172,412
• List price: $163,000
• Delta: -5.46%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.35% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.14×
• Total profit: $51,861
• Equity at exit: $24,304

10-year hold

• IRR: 34.1%
• Equity multiple: 3.73×
• Total profit: $124,825
• Equity at exit: $14,093

Cash invested: $45,640 (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 92078

• Rents YoY: 0.3%
• Active inventory: 232
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,143 high
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $1,356

Break-even live

Break-even rent $1,426

Max offer price $163,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,469	-5% $1,413	+0% $1,356	+5% $1,300	+10% $1,244
Rent	-10% $1,108	-5% $1,232	+0% $1,356	+5% $1,481	+10% $1,605
Rate	-1.0pp $1,439	-0.5pp $1,398	base $1,356	+0.5pp $1,314	+1.0pp $1,271

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Privet St San Marcos, CA	2.0	2.0	1008	$2,595	$2.57	25d	1	0.47mi
220 Woodland Pkwy #250 San Marcos, CA	1.0	1.0	700	$3,500	$5.00	44d	1	0.70mi
218 Woodland Pkwy #146 San Marcos, CA	2.0	2.0	908	$2,900	$3.19	44d	1	0.70mi
852 Avenida Ricardo San Marcos, CA	1.0–2.0	1.0–2.0	784	$4,081	$5.21	2d	13	0.79mi
570 E Barham Dr San Marcos, CA	1.0–3.0	1.0–2.0	840	$3,108	$3.70	3d	14	0.85mi
506 E Barham Dr San Marcos, CA	1.0–2.0	1.0–2.0	770	$3,095	$4.02	17d	4	0.87mi
823 Nordahl Rd San Marcos, CA	1.0–3.0	1.0–2.0	887	$2,808	$3.17	2d	1	0.89mi
506 E Barham Dr Unit 230 San Marcos, CA	2.0	2.0	900	$3,095	$3.44	3d	1	0.90mi
506 E Barham Dr Unit 224 San Marcos, CA	2.0	2.0	900	$2,895	$3.22	3d	1	0.90mi
506 E Barham Dr Unit 130 San Marcos, CA	2.0	2.0	900	$2,975	$3.31	3d	1	0.90mi
452 Lynwood Ln San Marcos, CA	3.0	2.0	1000	$3,250	$3.25	44d	1	0.92mi
1898 Matin Cir #189 San Marcos, CA	2.0	2.0	1001	$3,195	$3.19	44d	1	1.02mi
1412 Pine Heights Way San Marcos, CA	2.0	2.0	1100	$2,900	$2.64	13d	1	1.16mi
250 N City Dr San Marcos, CA	3.0	1.0–3.0	821	$3,684	$4.49	5d	21	1.43mi
975 Woodland Pkwy San Marcos, CA	1.0–2.0	1.0–2.0	755	$3,275	$4.33	2d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $163,000 Active 129 DOM
2. 2026-06-18
   price $163,000 Active 128 DOM
3. 2026-06-17
   days on market $177,000 Active 128 DOM
4. 2026-06-16
   days on market $177,000 Active 127 DOM
5. 2026-06-15
   days on market $177,000 Active 126 DOM
6. 2026-06-13
   days on market $177,000 Active 124 DOM
7. 2026-06-09
   days on market $177,000 Active 120 DOM
8. 2026-06-08
   days on market $177,000 Active 119 DOM
9. 2026-06-07
   days on market $177,000 Active 118 DOM
10. 2026-06-04
    days on market $177,000 Active 115 DOM
11. 2026-06-03
    days on market $177,000 Active 114 DOM
12. 2026-06-02
    days on market $177,000 Active 113 DOM
13. 2026-06-01
    days on market $177,000 Active 112 DOM
14. 2026-05-31
    days on market $177,000 Active 111 DOM
15. 2026-04-30
    price $180,000 874-char remark

    Show marketing remark (874 chars)

    Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

16. 2026-04-15
    status Active 874-char remark

    Show marketing remark (874 chars)

    Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

17. 2026-04-09
    status Pending Sale 874-char remark

    Show marketing remark (874 chars)

    Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

18. 2026-03-21
    price $182,000 874-char remark

    Show marketing remark (874 chars)

    Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

19. 2026-03-08
    price $198,000 874-char remark

    Show marketing remark (874 chars)

    Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

20. 2026-02-02
    listed $207,000 Active 874-char remark

    Show marketing remark (874 chars)

    Motivated Seller! Home offers a spacious living room, kitchen and bathroom have been remodeled, stainless steel Maytag appliances, upgraded flooring in kitchen, dining room and living room, enjoy the breeze from the enclosed porch. Home has a sunroom believed to be 18x7, and beautiful garden with a citrus tree. Nestle in the friendly 55+ Community SAN MARCOS MOBILE ESTATES with amenities that include the clubhouse, pool, jacuzzi, billiard room, library, etc. Located near Walmart, groceries stores, near hospitals and easy access to freeway. One resident must be 55+ while the second resident may be 40+. Small pet welcomed with prior management approval. Control rent lease park. Owner died of natural causes in the home. Property sold AS-IS with no implied warranties, no repairs will be made. All personal property currently at the property will convey with the sale.

21. 2012-02-28
    historical
22. 2011-10-20
    historical
23. 2011-04-29
    listed $19,900 Active
24. 2011-04-27
    listed $19,900

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,715
• − Mortgage interest: −$9,131
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − Depreciation: −$4,742
• Taxable income: $14,548
• Est. tax owed @ 24.0%: −$3,491
• After-tax cash flow: $12,786/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: San Marcos Unified
• NCES district ID: 0634880
• Math proficiency: 52% ▲ 1.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $64,752
• Composite: 53.67/100
• National rank: #3093
• State rank: #249 of 1400 in CA

Livability — San Marcos

• Score: 77/100
• State rank: #80
• US rank: #3074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Marcos, CA
• County: San Diego County · 3,178,799 people
• City population: 100,940
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 53,605
• Household income: $120,268
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1594.0

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 53% Hispanic / Latino 28% Two or more races 17% Asian 10% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 18% Other Indo-European 3% Chinese 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: ▼ -351.55%
• Current HPI: 358.3294
• Rent YoY: ▲ 0.35%
• 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

+804.5% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $180,000 CRMLS
• 2026-04-15 Relisted — CRMLS
• 2026-04-09 Pending — CRMLS
• 2026-03-21 Price Changed $182,000 CRMLS
• 2026-03-08 Price Changed $198,000 CRMLS
• 2026-02-02 Listed $207,000 CRMLS
• 2012-02-28 Listing Removed — CRMLS
• 2011-10-20 Listing Removed — SDMLS
• 2011-04-29 Listed $19,900 SDMLS
• 2011-04-27 Listed $19,900 CRMLS