1425 E Madison Ave #29 · El Cajon, CA 92019

$79,999

1 bd · 1.0 ba · 480 sqft · Manufactured · 146 Days on market

Built 1972 1,306 sqft lot Est $58k · 39% over

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Why this score? — see what drove the C+ 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
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE ALL AGE PARK WITH RECREATIONAL FACILITIES! Discover this beautifully renovated and cozy mobile home that offers incredible value with modern upgrades and thoughtful touches throughout. Property Highlights: Stylish Interior Updates: Renovated kitchen and living room with fresh laminate flooring create a sleek and inviting space. Modern Kitchen Features: New stainless steel refrigerator, a new stove, and a stylish backsplash make this kitchen a delight to cook in. Freshly Upgraded Bathroom: New toilet and sink, complemented by a fresh coat of paint, for a clean, modern feel. Bright and Spacious: The open floor plan maximizes your living space, offering comfort and functionality. Fresh Appeal: All interior doors replaced and freshly painted walls add to the home’s charm. Outdoor Delights: Fruitful Surroundings: Enjoy dining outdoors near your very own pear and peach trees. Ample Storage: A new, large storage unit at the rear of the property adds convenience and organization. Relaxating family friendly amenities. Take a dip in the sparkling swimming pool or enjoy the on-premises recreational area. This home is ideal for first-time buyers, downsizers, or anyone looking to own a piece of San Diego County at an unbeatable price! Come experience the perfect blend of affordability, comfort, and convenience!

Key facts

• Park area
• Peach tree
• Swimming pool

Tags

• PRIVATE BACKYARD OASIS
• PEAR TREE
• PEACH TREE
• CONVENIENT STORAGE UNIT
• SWIMMING POOL
• PARK AREA

Property features AI

Finance

• Other: Lot size reported from public records (0-1 unit/acre)
• Financial info: Assessments: buyer to verify
• HOA & community: Land lease community with monthly land lease of $1,250; Urban community setting

Exterior

• Parking: Located in El Capitan park
• Utilities: Public sewer
• Home design: Single-story manufactured/mobile home; Mobile dimensions approximately 12' x 40'
• Construction: Mobile home (mobile remains)
• Exterior features: Community pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: Single-level home; Side entry; All bedrooms on the main level
• Laundry & utility: Laundry area on-site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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 (-2.6%/yr); 137 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k 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 ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,399 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.26% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.97%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 E Madison Ave #29	0.00mi	1/1.0	480 (0%)	10mo	$60,000	$125	91
1425 E Madison Ave #16	0.06mi	1/1.0	540 (+12%)	13mo	$65,000	$120	66
212 S 2nd	0.58mi	1/1.0	450 (-6%)	12mo	$39,000	$87	52
187 Ballard #44	0.71mi	1/1.0	424 (-12%)	16mo	$62,000	$146	34
1174 E Main St Spc 7	0.73mi	2/1.5 (+1)	540 (+12%)	14mo	$49,000	$91	27

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: 36.7%
• Equity multiple: 2.49×
• Total profit: $33,408
• Equity at exit: $11,928

10-year hold

• IRR: 41.7%
• Equity multiple: 4.36×
• Total profit: $75,324
• Equity at exit: $6,917

Cash invested: $22,400 (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 92019

• Rents YoY: -2.6%
• Active inventory: 137
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $810

Break-even live

Break-even rent $784

Max offer price $79,999

Occupancy floor 50%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1556 E Main St El Cajon, CA	—	1.0	276	$1,488	$5.38	1d	7	0.62mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$1,850	$3.41	1d	2	0.67mi
1160 E Lexington Ave #16 El Cajon, CA	—	1.0	360	$1,495	$4.15	1d	1	0.79mi

Listing history 26 events

1. 2026-06-13
   days on market $79,999 Active 146 DOM
2. 2026-06-13
   days on market $79,999 Active 145 DOM
3. 2026-06-09
   days on market $79,999 Active 142 DOM
4. 2026-06-08
   days on market $79,999 Active 141 DOM
5. 2026-06-07
   days on market $79,999 Active 140 DOM
6. 2026-06-04
   days on market $79,999 Active 137 DOM
7. 2026-06-03
   days on market $79,999 Active 136 DOM
8. 2026-06-02
   days on market $79,999 Active 135 DOM
9. 2026-06-01
   days on market $79,999 Active 134 DOM
10. 2026-05-31
    days on market $79,999 Active 133 DOM
11. 2026-04-04
    price $79,999
12. 2026-02-18
    price $89,999
13. 2026-01-25
    status Active
14. 2026-01-23
    status Active
15. 2026-01-16
    listed $90,000 Active
16. 2025-08-06
    soldstatus $60,000 Closed 1338-char remark

    Show marketing remark (1338 chars)

    AFFORDABLE ALL AGE PARK WITH RECREATIONAL FACILITIES! Discover this beautifully renovated and cozy mobile home that offers incredible value with modern upgrades and thoughtful touches throughout. Property Highlights: Stylish Interior Updates: Renovated kitchen and living room with fresh laminate flooring create a sleek and inviting space. Modern Kitchen Features: New stainless steel refrigerator, a new stove, and a stylish backsplash make this kitchen a delight to cook in. Freshly Upgraded Bathroom: New toilet and sink, complemented by a fresh coat of paint, for a clean, modern feel. Bright and Spacious: The open floor plan maximizes your living space, offering comfort and functionality. Fresh Appeal: All interior doors replaced and freshly painted walls add to the home’s charm. Outdoor Delights: Fruitful Surroundings: Enjoy dining outdoors near your very own pear and peach trees. Ample Storage: A new, large storage unit at the rear of the property adds convenience and organization. Relaxating family friendly amenities. Take a dip in the sparkling swimming pool or enjoy the on-premises recreational area. This home is ideal for first-time buyers, downsizers, or anyone looking to own a piece of San Diego County at an unbeatable price! Come experience the perfect blend of affordability, comfort, and convenience!

17. 2025-07-10
    status Pending 1338-char remark

    Show marketing remark (1338 chars)

    AFFORDABLE ALL AGE PARK WITH RECREATIONAL FACILITIES! Discover this beautifully renovated and cozy mobile home that offers incredible value with modern upgrades and thoughtful touches throughout. Property Highlights: Stylish Interior Updates: Renovated kitchen and living room with fresh laminate flooring create a sleek and inviting space. Modern Kitchen Features: New stainless steel refrigerator, a new stove, and a stylish backsplash make this kitchen a delight to cook in. Freshly Upgraded Bathroom: New toilet and sink, complemented by a fresh coat of paint, for a clean, modern feel. Bright and Spacious: The open floor plan maximizes your living space, offering comfort and functionality. Fresh Appeal: All interior doors replaced and freshly painted walls add to the home’s charm. Outdoor Delights: Fruitful Surroundings: Enjoy dining outdoors near your very own pear and peach trees. Ample Storage: A new, large storage unit at the rear of the property adds convenience and organization. Relaxating family friendly amenities. Take a dip in the sparkling swimming pool or enjoy the on-premises recreational area. This home is ideal for first-time buyers, downsizers, or anyone looking to own a piece of San Diego County at an unbeatable price! Come experience the perfect blend of affordability, comfort, and convenience!

18. 2025-06-12
    price $54,995 1338-char remark

    Show marketing remark (1338 chars)

    AFFORDABLE ALL AGE PARK WITH RECREATIONAL FACILITIES! Discover this beautifully renovated and cozy mobile home that offers incredible value with modern upgrades and thoughtful touches throughout. Property Highlights: Stylish Interior Updates: Renovated kitchen and living room with fresh laminate flooring create a sleek and inviting space. Modern Kitchen Features: New stainless steel refrigerator, a new stove, and a stylish backsplash make this kitchen a delight to cook in. Freshly Upgraded Bathroom: New toilet and sink, complemented by a fresh coat of paint, for a clean, modern feel. Bright and Spacious: The open floor plan maximizes your living space, offering comfort and functionality. Fresh Appeal: All interior doors replaced and freshly painted walls add to the home’s charm. Outdoor Delights: Fruitful Surroundings: Enjoy dining outdoors near your very own pear and peach trees. Ample Storage: A new, large storage unit at the rear of the property adds convenience and organization. Relaxating family friendly amenities. Take a dip in the sparkling swimming pool or enjoy the on-premises recreational area. This home is ideal for first-time buyers, downsizers, or anyone looking to own a piece of San Diego County at an unbeatable price! Come experience the perfect blend of affordability, comfort, and convenience!

19. 2025-05-20
    listed $59,000 Active 1338-char remark

    Show marketing remark (1338 chars)

    AFFORDABLE ALL AGE PARK WITH RECREATIONAL FACILITIES! Discover this beautifully renovated and cozy mobile home that offers incredible value with modern upgrades and thoughtful touches throughout. Property Highlights: Stylish Interior Updates: Renovated kitchen and living room with fresh laminate flooring create a sleek and inviting space. Modern Kitchen Features: New stainless steel refrigerator, a new stove, and a stylish backsplash make this kitchen a delight to cook in. Freshly Upgraded Bathroom: New toilet and sink, complemented by a fresh coat of paint, for a clean, modern feel. Bright and Spacious: The open floor plan maximizes your living space, offering comfort and functionality. Fresh Appeal: All interior doors replaced and freshly painted walls add to the home’s charm. Outdoor Delights: Fruitful Surroundings: Enjoy dining outdoors near your very own pear and peach trees. Ample Storage: A new, large storage unit at the rear of the property adds convenience and organization. Relaxating family friendly amenities. Take a dip in the sparkling swimming pool or enjoy the on-premises recreational area. This home is ideal for first-time buyers, downsizers, or anyone looking to own a piece of San Diego County at an unbeatable price! Come experience the perfect blend of affordability, comfort, and convenience!

20. 2025-05-14
    historical
21. 2025-03-10
    price $59,900
22. 2024-12-13
    listed $63,995 Active
23. 2024-12-02
    historical
24. 2024-11-21
    price $64,995
25. 2024-10-06
    listed $69,995 Active
26. 2024-10-02
    historical

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 19 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: $21,715
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,327
• Taxable income: $9,035
• Est. tax owed @ 24.0%: −$2,168
• After-tax cash flow: $7,555/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): 45,351
• Household income: $101,973
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1897.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Arab 6% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China
• Languages at home: 69% English-only · Spanish 11% Arabic 10% Other Indo-European 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: ▼ -553.81%
• Current HPI: 349.3085
• Rent YoY: ▼ -2.61%
• 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

+14.3% since first listed

16 events — show timeline

• 2026-04-04 Price Changed $79,999 CRMLS
• 2026-02-18 Price Changed $89,999 CRMLS
• 2026-01-25 Relisted — CRMLS
• 2026-01-23 Relisted — CRMLS
• 2026-01-16 Listed $90,000 CRMLS
• 2025-08-06 Sold (MLS) $60,000 SDMLS
• 2025-07-10 Pending — SDMLS
• 2025-06-12 Price Changed $54,995 SDMLS
• 2025-05-20 Listed $59,000 SDMLS
• 2025-05-14 Listing Removed — SDMLS
• 2025-03-10 Price Changed $59,900 SDMLS
• 2024-12-13 Listed $63,995 SDMLS
• 2024-12-02 Listing Removed — CRMLS
• 2024-11-21 Price Changed $64,995 CRMLS
• 2024-10-06 Listed $69,995 CRMLS
• 2024-10-02 Coming Soon — CRMLS