2230 Lake Park Dr #92 · San Jacinto, CA 92583

$169,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 441 Days on market

Built 1971 Good condition $118/sqft · 116% above area ↓ 15% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable 55+ community. .. This home has been completely remodeled. Included with brand new stainless steal refrigerator, dishwasher, stove and microwave. Can lighting throughout with pendent lighting in the kitchen. This beautiful 2 bed 2 bath home wont last long. 6 Months free rent when you purchase. Hurry and come see this home today!

Key facts

• Completely remodeled
• Can lighting
• 2 parking spots

Tags

• COMPLETELY REMODELED
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL DISHWASHER
• STAINLESS STEEL STOVE
• STAINLESS STEEL MICROWAVE
• CAN LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 441 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 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 1971 — 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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $78,750
• List price: $169,900
• Delta: 115.75%
• Verdict: OVERPRICED
• Comps: 14 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 #106	0.00mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	98
2230 Lake Park #127	0.16mi	2/2.0	1,440 (0%)	3mo	$32,000	$22	90
2230 Lake Park Dr #223	0.00mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	86
2230 Lake Park Dr #174	0.02mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	86
2230 Lake Park Dr #143	0.16mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	81
2230 Lake Park Dr #133	0.00mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	79
2230 Lake Park #193	0.16mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	74
1499 Old Mtn #51	0.74mi	2/2.0	1,456 (+1%)	2mo	$120,000	$82	62
1499 Old Mountain Ave #93	0.71mi	2/2.0	1,440 (0%)	9mo	$91,500	$64	60
1499 Old Mountain Ave #30	0.74mi	2/2.0	1,440 (0%)	11mo	$115,000	$80	57
1499 Old Mountain Ave #145	0.74mi	2/2.0	1,440 (0%)	11mo	$110,000	$76	57
1499 Old Mtn #88	0.74mi	2/2.0	1,344 (-7%)	0mo	$80,000	$60	54

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $12,301
• Equity at exit: $25,333

10-year hold

• IRR: 15.7%
• Equity multiple: 2.25×
• Total profit: $59,601
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $639

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 67%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.81mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	0.84mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	43d	1	0.93mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	1.19mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	1.19mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	1.33mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.37mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	1.37mi
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	5d	1	1.40mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.47mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.47mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.48mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.49mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	1d	1	1.49mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 441 DOM
2. 2026-06-17
   days on market $169,900 Active 440 DOM
3. 2026-06-16
   days on market $169,900 Active 439 DOM
4. 2026-06-15
   days on market $169,900 Active 438 DOM
5. 2026-06-13
   days on market $169,900 Active 436 DOM
6. 2026-06-13
   days on market $169,900 Active 435 DOM
7. 2026-06-09
   days on market $169,900 Active 432 DOM
8. 2026-06-08
   days on market $169,900 Active 431 DOM
9. 2026-06-07
   days on market $169,900 Active 430 DOM
10. 2026-06-04
    days on market $169,900 Active 427 DOM
11. 2026-06-03
    days on market $169,900 Active 426 DOM
12. 2026-06-02
    days on market $169,900 Active 425 DOM
13. 2026-06-01
    days on market $169,900 Active 424 DOM
14. 2026-05-31
    days on market $169,900 Active 423 DOM
15. 2025-09-22
    price $169,900 353-char remark

    Show marketing remark (353 chars)

    Located in a desirable 55+ community. .. This home has been completely remodeled. Included with brand new stainless steal refrigerator, dishwasher, stove and microwave. Can lighting throughout with pendent lighting in the kitchen. This beautiful 2 bed 2 bath home wont last long. 6 Months free rent when you purchase. Hurry and come see this home today!

16. 2025-07-01
    price $180,000 353-char remark

    Show marketing remark (353 chars)

    Located in a desirable 55+ community. .. This home has been completely remodeled. Included with brand new stainless steal refrigerator, dishwasher, stove and microwave. Can lighting throughout with pendent lighting in the kitchen. This beautiful 2 bed 2 bath home wont last long. 6 Months free rent when you purchase. Hurry and come see this home today!

17. 2025-05-15
    price $185,000 353-char remark

    Show marketing remark (353 chars)

    Located in a desirable 55+ community. .. This home has been completely remodeled. Included with brand new stainless steal refrigerator, dishwasher, stove and microwave. Can lighting throughout with pendent lighting in the kitchen. This beautiful 2 bed 2 bath home wont last long. 6 Months free rent when you purchase. Hurry and come see this home today!

18. 2025-04-02
    listed $200,000 Active 353-char remark

    Show marketing remark (353 chars)

    Located in a desirable 55+ community. .. This home has been completely remodeled. Included with brand new stainless steal refrigerator, dishwasher, stove and microwave. Can lighting throughout with pendent lighting in the kitchen. This beautiful 2 bed 2 bath home wont last long. 6 Months free rent when you purchase. Hurry and come see this home today!

ⓘ 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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 4 d/yr ≥102°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,541
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$4,943
• Taxable income: $5,277
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $6,401/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 55+ community home has been completely remodeled with new appliances and flooring, making it move-in ready. Consider painting the exterior and replacing the roof for further value increase.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace roof — Long-term durability and value
• Both Upgrade HVAC system — Improved comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace roof — Long-term durability and value ↑
• Both Upgrade HVAC system — Improved comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-15.0% since first listed

4 events — show timeline

• 2025-09-22 Price Changed $169,900 CRMLS
• 2025-07-01 Price Changed $180,000 CRMLS
• 2025-05-15 Price Changed $185,000 CRMLS
• 2025-04-02 Listed $200,000 CRMLS