1025 Martin St #10 · Lakeport, CA 95453

$32,900

2 bd · 2.0 ba · 960 sqft · Land · 65 Days on market

Built 1979 5.70 ac lot $34/sqft · 36% below area Est $51k · 36% under

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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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

Key facts

• Laundry facilities
• Full kitchen
• Grassy backyard

Tags

• FULL KITCHEN
• LAUNDRY FACILITIES
• COVERED FRONT DECK
• LOW MAINTENANCE LANDSCAPING
• GRASSY BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $33k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.6% vs local median 3.3% in Lakeport — 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 54/100 on livability (#925 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: health & safety C-, schools D+, employment D+.
• Lakeport Unified (town): math 13% / reading 30% proficiency, ranked #451 of 517 in CA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 148 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $227 of loan paydown is wiped out by about $987 of value loss. Plan a longer hold.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,926 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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?
6. Crime grade is F 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. 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?
8. 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.
9. 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.
10. 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: 4.74% ✓
• Cap rate: 43.59%
• Cash-on-cash: 133.20%
• DSCR: 6.93
• GRM: 1.8

CMA / ARV

• ARV (median comp): $51,225
• List price: $32,900
• Delta: -35.77%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.49×
• Total profit: $59,809
• Equity at exit: $4,905

10-year hold

• IRR: —
• Equity multiple: 15.76×
• Total profit: $135,995
• Equity at exit: $2,845

Cash invested: $9,212 (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 95453

• Active inventory: 148
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $1,023

Break-even live

Break-even rent $265

Max offer price $32,900

Occupancy floor 29%

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $32,900 Active 65 DOM
2. 2026-06-18
   days on market $32,900 Active 64 DOM
3. 2026-06-17
   days on market $32,900 Active 63 DOM
4. 2026-06-16
   days on market $32,900 Active 62 DOM
5. 2026-06-15
   days on market $32,900 Active 61 DOM
6. 2026-06-14
   days on market $32,900 Active 59 DOM
7. 2026-06-12
   days on market $32,900 Active 58 DOM
8. 2026-06-09
   days on market $32,900 Active 55 DOM
9. 2026-06-08
   days on market $32,900 Active 54 DOM
10. 2026-06-07
    days on market $32,900 Active 53 DOM
11. 2026-06-05
    days on market $32,900 Active 50 DOM
12. 2026-06-03
    days on market $32,900 Active 49 DOM
13. 2026-06-02
    days on market $32,900 Active 48 DOM
14. 2026-06-01
    days on market $32,900 Active 47 DOM
15. 2026-05-31
    days on market $32,900 Active 46 DOM
16. 2026-05-30
    days on market $32,900 Active 45 DOM
17. 2026-05-15
    price $32,900 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

18. 2026-04-15
    listed $34,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

19. 2026-01-29
    soldstatus $36,500 Closed Sale 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

20. 2026-01-28
    status Pending Sale 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

21. 2026-01-17
    historical Active Under Contract 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

22. 2026-01-16
    price $39,900 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

23. 2025-12-19
    listed $49,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Ideally located in the heart of Lakeport, adjacent to the Lake County Fairgrounds—home to many of the area’s popular events and entertainment—this property is situated within Fairgrounds Village Mobile Home Park, a well-maintained senior community known for excellent onsite management. Residents enjoy access to a recreation room with a full kitchen, laundry facilities, and a community garden, fostering an active and welcoming lifestyle. This 1979 Kaufman double-wide manufactured home offers approximately 960 sq. ft. of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a newer, code-compliant wheelchair ramp, a covered front deck, and tasteful low-maintenance landscaping. A grassy backyard provides a pleasant outdoor retreat, while rock and gravel accents surround the home for easy upkeep. An additional storage shed offers convenient space for gardening tools and supplies. This is a fantastic opportunity to enjoy peaceful and comfortable senior living in one of Lake County’s most desirable communities. A must-see property.

24. 2011-12-30
    soldstatus $20,000
25. 2011-06-17
    listed $20,000
26. 2011-06-16
    listed $20,000
27. 2011-04-30
    historical
28. 2010-10-25
    listed $25,000

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $281 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,717
• − Mortgage interest: −$1,843
• − Property taxes: −$281
• − Insurance: −$164
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$957
• Taxable income: $12,477
• Est. tax owed @ 24.0%: −$2,994
• After-tax cash flow: $9,276/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: Lakeport Unified
• NCES district ID: 0620670
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $44,332
• Composite: 18.55/100
• National rank: #8912
• State rank: #451 of 517 in CA

Livability — Lakeport

• Score: 54/100
• State rank: #925
• US rank: #24236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeport, CA
• County: Lake County · 24,333 people
• City population: 11,741
• Metro: Clearlake, CA
• Population (ZIP): 11,741
• Household income: $71,419
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 250.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.01%
• Current HPI: 155.5391
• Rent YoY: —
• Metro: Clearlake, 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

+31.6% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $32,900 CRMLS
• 2026-04-15 Listed $34,900 CRMLS
• 2026-01-29 Sold (MLS) $36,500 CRMLS
• 2026-01-28 Pending — CRMLS
• 2026-01-17 Contingent — CRMLS
• 2026-01-16 Price Changed $39,900 CRMLS
• 2025-12-19 Listed $49,900 CRMLS
• 2011-12-30 Sold (MLS) $20,000 CRMLS
• 2011-06-17 Listed $20,000 CRMLS
• 2011-06-16 Listed $20,000 BAREIS
• 2011-04-30 Listing Removed — CRMLS
• 2010-10-25 Listed $25,000 CRMLS

Property tax history

+5.6%/yr

Latest (2025): $281 · +16.8% YoY. Source: county tax records.