2230 Lake Park #224 · San Jacinto, CA 92583

$39,900

2 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 35 Days on market

Built 1985 $24/sqft · 50% below area ↓ 11% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and inviting manufactured home located in the peaceful Soboba Springs gated 55+ community, offering comfort, natural light, and a relaxed lifestyle in a quiet setting. This 2-bedroom, 2-bathroom home features a bright and open layout with vaulted ceilings that help create an airy feel throughout the living spaces. Large windows bring in plenty of natural light, while the generous floor plan provides comfortable everyday living and room to entertain. The family room includes a convenient wet bar, adding a fun and functional touch for gatherings or relaxing evenings at home. Both bathrooms feature soaking tubs, creating a comfortable space to unwind at the end of the

Key facts

• Wet bar
• Soaking tubs
• Clubhouse

Tags

• SOBOBA SPRINGS GATED COMMUNITY
• WET BAR
• SOAKING TUBS
• FENCED BACKYARD
• POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Park name: Soboba Springs at Lake Park
• Financial info: Monthly land lease of $1,016; Special assessments present; Manager approval required for residency
• HOA & community: Part of an association; Senior community; Suburban community features; Land lease community (monthly land lease)

Exterior

• Parking: Attached carport; Has parking; Located in Soboba Springs at Lake Park
• Security: Gated community
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Mobile home model BAYWOOD; Mobile home remains on site; Entry at front door; Faces private road
• Construction: Year built per assessor; Mobile home dimensions approximately 12' x 60'
• Exterior features: Vinyl fencing; Awning; Porch; Patio; Community/association pool

Interior

• Kitchen: Microwave; Refrigerator; Electric range; Dishwasher
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground level
• Flooring: Tile; Carpet
• Bathrooms: Two full bathrooms; Soaking tub and bathtub; Shower in tub; Main floor full bath
• Heating & cooling: Central furnace heating
• Interior features: Wet bar and dry bar; Ceiling fans; Gated community; Community/association spa; One level entry (front door)
• Laundry & utility: Dedicated laundry room; Has laundry hook-ups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 59.4% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,566/mo this rent would consume 45% of the median local household income ($68k/yr) (locally 747% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.43% ✓
• Cap rate: 59.39%
• Cash-on-cash: 189.65%
• DSCR: 9.44
• GRM: 1.3

CMA / ARV

• ARV (median comp): $80,000
• List price: $39,900
• Delta: -50.12%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Lake Park Dr #128	0.00mi	2/2.0	1,760 (+5%)	4mo	$62,500	$36	88
2230 Lake Park Dr #116	0.16mi	2/2.0	1,664 (-1%)	10mo	$70,000	$42	83
2230 Lake Park Dr #230	0.00mi	2/2.0	1,625 (-3%)	18mo	$142,000	$87	80
2230 Lake Park Dr #137	0.00mi	2/2.0	1,860 (+11%)	7mo	$69,000	$37	76
2230 Lake Park Dr #87	0.00mi	2/2.0	1,610 (-4%)	23mo	$120,000	$75	74
2230 Lake Park #127	0.00mi	2/2.0	1,440 (-14%)	3mo	$32,000	$22	73
2230 Lake Park Dr #164	0.00mi	2/2.0	1,856 (+10%)	14mo	$121,500	$65	71
2230 Lake Park Dr #106	0.16mi	2/2.0	1,440 (-14%)	2mo	$35,000	$24	67
2230 Lake Park Dr #143	0.00mi	2/2.0	1,440 (-14%)	14mo	$75,000	$52	65
2230 Lake Park Dr #146	0.18mi	2/2.0	1,860 (+11%)	16mo	$150,000	$81	60
2230 Lake Park Dr #91	0.00mi	2/2.0	1,440 (-14%)	21mo	$67,000	$47	58
2230 Lake Park Dr #174	0.18mi	2/2.0	1,440 (-14%)	16mo	$142,000	$99	55

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.40×
• Total profit: $105,014
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 21.79×
• Total profit: $232,283
• Equity at exit: $3,450

Cash invested: $11,172 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$209
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $1,766

Break-even live

Break-even rent $331

Max offer price $39,900

Occupancy floor 26%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	10d	1	0.59mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	0.63mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	43d	1	1.03mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	1.10mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	1.21mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $39,900 Active 35 DOM
2. 2026-06-17
   days on market $39,900 Active 34 DOM
3. 2026-06-16
   days on market $39,900 Active 33 DOM
4. 2026-06-15
   days on market $39,900 Active 32 DOM
5. 2026-06-13
   days on market $39,900 Active 30 DOM
6. 2026-06-13
   days on market $39,900 Active 29 DOM
7. 2026-06-09
   days on market $39,900 Active 26 DOM
8. 2026-06-08
   days on market $39,900 Active 25 DOM
9. 2026-06-07
   statusdays on market $39,900 Active 24 DOM
10. 2026-06-04
    days on market $39,900 Active Under Contract 21 DOM
11. 2026-06-03
    days on market $39,900 Active Under Contract 20 DOM
12. 2026-06-02
    days on market $39,900 Active Under Contract 19 DOM
13. 2026-06-01
    days on market $39,900 Active Under Contract 18 DOM
14. 2026-05-31
    days on market $39,900 Active Under Contract 17 DOM
15. 2026-05-14
    listed $39,900 Active 1144-char remark
16. 2026-04-20
    historical
17. 2026-03-03
    price $99,000
18. 2026-02-10
    price $113,000
19. 2025-12-28
    listed $118,000 Active
20. 2025-12-18
    historical
21. 2025-12-08
    price $122,500
22. 2025-08-22
    price $138,500
23. 2025-06-30
    listed $145,000 Active
24. 2011-10-01
    historical
25. 2011-07-07
    listed $39,900 Active
26. 2011-05-11
    historical
27. 2011-04-04
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $424 · $35/mo
• Projected year-2 tax: $424 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,787
• − Mortgage interest: −$2,235
• − Property taxes: −$424
• − Insurance: −$200
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$1,161
• Taxable income: $21,842
• Est. tax owed @ 24.0%: −$5,242
• After-tax cash flow: $15,945/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 Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• Metro: Riverside-San Bernardino-Ontario, 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

-11.3% since first listed

15 events — show timeline

• 2026-06-05 Relisted — CRMLS
• 2026-05-22 Contingent — CRMLS
• 2026-05-14 Listed $39,900 CRMLS
• 2026-04-20 Listing Removed — CRMLS
• 2026-03-03 Price Changed $99,000 CRMLS
• 2026-02-10 Price Changed $113,000 CRMLS
• 2025-12-28 Listed $118,000 CRMLS
• 2025-12-18 Listing Removed — CRMLS
• 2025-12-08 Price Changed $122,500 CRMLS
• 2025-08-22 Price Changed $138,500 CRMLS
• 2025-06-30 Listed $145,000 CRMLS
• 2011-10-01 Listing Removed — CRMLS
• 2011-07-07 Listed $39,900 CRMLS
• 2011-05-11 Listing Removed — CRMLS
• 2011-04-04 Listed $45,000 CRMLS

Property tax history

+1.1%/yr

Latest (2025): $424 · +6.4% YoY. Source: county tax records.