Two-Bedroom Residential Income
For Sale
$188,500
47-13300 Los Coches Rd E, El Cajon, CA 92021
Residence in a 55+ community with community center access and proximity to shopping, dining, services, and freeway routes.
Property Size1,440 SF
Price / SF$130.90
Days on Market15
Property Features for 47-13300 Los Coches Rd E
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Manufactured In Park
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Amenities
community center
Building Details
Buildings
1
Listing Agency:
Heritage Re David Waitley Co B
(619) 252-9868
Listed By:
Michael Gorence · License #02150431
(619) 252-9868
Source:
Exprealty
Added: Aug 7
Changed: Aug 21
Last Checked: Aug 21 at 5:28AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Heritage Re David Waitley Co B
Investment Insights
Based on property information with market context.
This 1,440-square-foot residence offers a two-bedroom, two-bath layout within Monterey Mobile Lodge, a 55+ community. The interior includes a primary bedroom with a private bath, a second bedroom and bathroom, a large living room, a separate dining area, an eat-in kitchen, and a dedicated laundry room.
Community amenities include access to a community center. The property is located at 47-13300 Los Coches Rd E in El Cajon, near shopping, dining, services, and freeway access.
Community amenities include access to a community center. The property is located at 47-13300 Los Coches Rd E in El Cajon, near shopping, dining, services, and freeway access.
Key Highlights
- 1,440‑square‑foot residence with two bedrooms and two bathrooms
- Primary bedroom includes a private bath
- Living room, separate dining area, and eat‑in kitchen
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,381
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.10%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$267,620
$267.6K
Cap Rate 7%
$191,157
$191.2K
Cap Rate 9%
$148,678
$148.7K
Market Conditions
NOI Build-Up for 1,440 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$25.9K $18.00/SF
− Vacancy
−$1.6K −$1.11/SF
EGI
$24.3K $16.89/SF
− OpEx
−$10.9K −$7.60/SF
NOI
$13.4K $9.29/SF
Area
El Cajon, CA
Vacancy
6.14%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$267,620
Cap Rate 7%
$191,157
Cap Rate 9%
$148,678
Alternative Uses
Best Use
Apartment 5plus
$191.2K
$167.3K – $223.0K
NOI $13,381 @ 7.0% cap · market cap 7.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$357.8K
$313.1K – $417.4K
NOI $25,045 @ 7.0% cap · market cap 13.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
Explore this area
Business Placement
Demographics for 92021, CA
70,584
Population
23,360
Households
3
Avg Household Size
37
Median Age
22%
College-Educated
86%
High-School Grad
28.0 sq mi
ZIP Area
2,521
Density / Sq Mi
$69,979
Median Household Income
$37,739
Median Earnings
$1,818
Median Rent
$572,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Residence in a 55+ community with community center access and proximity to shopping, dining, services, and freeway routes.
Where is this residential income property located?
The property is located at 47-13300 Los Coches Rd E El Cajon, CA.
What is the asking price?
The asking price for this property is $188,500.
What are key features of this property?
This property features: 1,440‑square‑foot residence with two bedrooms and two bathrooms; Primary bedroom includes a private bath; Living room, separate dining area, and eat‑in kitchen
