2300 E Valley Pkwy #199 · Escondido, CA 92027

$109,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 17 Days on market

Built 1966 Est $170k · 36% 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
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a fixer on a lot that has a few citrus trees. A good location 2 swimming pools.

Key facts

• Walking distance
• Newly exterior paint
• Bus stop

Tags

• NEWLY EXTERIOR PAINT
• BUILT-IN'S
• LARGE LIVING ROOM AREA
• BUS STOP
• WALKING DISTANCE

Property features AI

Finance

• Other: Property located at 2300 E Valley Pkwy #199, Escondido, CA; Directions: Valley Parkway East, left into park, first left, last right
• Financial info: Land lease of $675 per month (park-provided)
• HOA & community: Senior community; Suburban neighborhood; Park name: Imperial Mobile Home Estates; Manager approval required for residency; Pets allowed: contact manager

Exterior

• Parking: Carport parking for 2 vehicles
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Cable available; Water and sewer available
• Home design: Mobile home (Model: Prestige); Single-story; Mobile home remains on lot; Approximate mobile dimensions: 20 ft wide by 55 ft long
• Construction: Year built (source: seller)
• Exterior features: Association pool; Level lot with street access; One shed on the property

Interior

• Kitchen: Refrigerator; Gas range; Garbage disposal; Water heater unit
• Bedrooms: Primary bedroom; All bedrooms on the same level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower in tub
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: One-level home with street-level entry; Entry located on the street
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 2.5% in Escondido — 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 (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime D+.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 136 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 35% of the median local income ($93k/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 $760 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 + 2.5% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
4. 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?
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: 2.49% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.77%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $170,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 E Valley #76	0.00mi	2/2.0	1,222 (+2%)	5mo	$246,000	$201	93
2300 E Valley Pkwy #194	0.00mi	2/2.0	1,140 (-5%)	4mo	$120,000	$105	88
2300 E Valley Pkwy #120	0.00mi	2/2.0	1,080 (-10%)	5mo	$132,500	$123	79
2300 E Valley Pkwy #4	0.05mi	2/2.0	1,100 (-8%)	8mo	$15,000	$14	78
2300 E Valley Pkwy #115	0.00mi	2/2.0	1,020 (-15%)	7mo	$145,000	$142	69
2280 E Valley Pkwy #4	0.17mi	2/2.0	1,362 (+14%)	2mo	$259,999	$191	68
211 N Citrus Ave #270	0.29mi	2/2.0	1,344 (+12%)	0mo	$147,000	$109	66
2280 E Valley Pkwy #79	0.17mi	2/2.0	1,368 (+14%)	4mo	$160,000	$117	66
2700 E Valley Pkwy #315	0.57mi	3/2.0 (+1)	1,152 (-4%)	1mo	$260,000	$226	61
2550 E Valley Pkwy #77	0.32mi	3/2.0 (+1)	1,344 (+12%)	0mo	$370,000	$275	60
211 N Citrus Ave #113	0.29mi	2/1.0	1,030 (-14%)	1mo	$142,900	$139	58
2700 E Valley Pkwy #272	0.51mi	3/2.0 (+1)	1,344 (+12%)	3mo	$280,000	$208	48

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 52.4%
• Equity multiple: 3.29×
• Total profit: $70,316
• Equity at exit: $16,386

10-year hold

• IRR: 57.5%
• Equity multiple: 6.56×
• Total profit: $171,014
• Equity at exit: $9,502

Cash invested: $30,772 (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 92027

• Rents YoY: 2.5%
• Active inventory: 136
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,739 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $1,405

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 44%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 E Grand Ave Escondido, CA	1.0–2.0	1.0	832	$2,500	$3.00	1d	3	0.34mi
2460 Bear Valley Pkwy Escondido, CA	2.0–3.0	2.0	1049	$2,958	$2.82	1d	4	0.36mi
2520 Wanek Rd Unit B Escondido, CA	2.0	1.5	896	$2,750	$3.07	3d	1	0.40mi
2536 White Oak Pl #5 Escondido, CA	2.0	1.0	856	$2,950	$3.45	5d	1	0.48mi
2536 White Oak Pl #5 Escondido, CA	2.0	1.0	856	$3,000	$3.50	21d	1	0.48mi
2536 White Oak Pl Escondido, CA	2.0	1.0	856	$2,950	$3.45	1d	1	0.48mi
2536 White Oak Pl #2 Escondido, CA	3.0	2.0	1039	$3,500	$3.37	1d	1	0.48mi
610 Daisy St Escondido, CA	3.0	2.0	1100	$3,995	$3.63	1d	1	0.51mi
521 Sandalwood Pl #8 Escondido, CA	3.0	2.0	1095	$3,000	$2.74	1d	1	0.52mi
151 Gayland St Escondido, CA	1.0–2.0	1.0	780	$2,393	$3.07	1d	9	0.55mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,550	$2.84	14d	1	0.55mi
512 Sandalwood Pl Escondido, CA	2.0	1.5	899	$2,450	$2.73	10d	2	0.55mi
829 N Citrus Ave Unit 1 Escondido, CA	2.0	1.0	750	$2,900	$3.87	1d	1	0.60mi
2723 Malibu Pl Escondido, CA	3.0	2.0	1204	$3,400	$2.82	23d	1	0.64mi
1811 E Grand Ave #158 Escondido, CA	1.0	1.0	709	$1,950	$2.75	14d	1	0.64mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,398	$2.55	10d	2	0.67mi
1817 E Grand Ave Escondido, CA	2.0	1.5–2.0	942	$2,298	$2.44	1d	2	0.67mi
1501 E Grand Ave Escondido, CA	2.0	1.0–2.0	718	$2,418	$3.37	1d	19	1.05mi
1333 E Grand Ave Escondido, CA	1.0	1.0	818	$2,100	$2.57	10d	17	1.19mi
1333 E Grand Ave Escondido, CA	1.0–2.0	1.0–2.0	914	$2,800	$3.06	1d	13	1.19mi
1316 E Grand Ave Apt 104 Escondido, CA	2.0	2.0	965	$2,695	$2.79	1d	1	1.20mi
1315 E Grand Ave Escondido, CA	2.0	2.0	1120	$2,400	$2.14	1d	1	1.24mi
1259 E Ohio Ave Escondido, CA	1.0	1.0	700	$1,850	$2.64	1d	1	1.29mi
495 San Pasqual Valley Rd #144 Escondido, CA	2.0	2.0	874	$2,650	$3.03	1d	1	1.47mi
1017 E Pennsylvania Ave Unit 1023 Escondido, CA	2.0	1.0	764	$2,249	$2.94	1d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $109,900 Active 17 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   pricedays on market $109,900 Active 16 DOM
4. 2026-06-16
   days on market $120,000 Active 15 DOM
5. 2026-06-15
   days on market $120,000 Active 14 DOM
6. 2026-06-13
   days on market $120,000 Active 12 DOM
7. 2026-06-09
   days on market $120,000 Active 8 DOM
8. 2026-06-08
   days on market $120,000 Active 7 DOM
9. 2026-06-08
   remarks 678-char remark
10. 2026-06-07
    days on market $120,000 Active 6 DOM
11. 2026-06-04
    days on market $120,000 Active 3 DOM
12. 2026-06-03
    days on market $120,000 Active 2 DOM
13. 2026-06-02
    remarks 610-char remark
14. 2026-06-02
    listed $120,000 Active 1 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 20 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: $32,871
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − Depreciation: −$3,197
• Taxable income: $16,060
• Est. tax owed @ 24.0%: −$3,855
• After-tax cash flow: $13,000/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: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 54,113
• Household income: $93,338
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1638.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 57% White 32% Two or more races 24% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 39% Tagalog/Filipino 2% Vietnamese 2%

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: ▼ -768.40%
• Current HPI: 362.1027
• Rent YoY: ▲ 2.50%
• 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

+1419.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $120,000 CRMLS
• 2022-07-07 Sold (MLS) $42,000 CRMLS
• 2022-06-13 Pending — CRMLS
• 2022-05-20 Listed $52,000 CRMLS
• 1997-03-27 Sold (Public Records) $11,000 Public Records
• 1996-12-02 Sold (Public Records) $7,900 Public Records

Property tax history

+3.1%/yr

Latest (2013): $73 · +3.3% YoY. Source: county tax records.