10880 Highway 67 #1 · Eucalyptus Hills, CA 92040

$154,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 51 Days on market

Built 1974 Good condition 21 ac lot ↓ 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this corner lot home in the ALL-AGE park of Lakeside View Estates! This well-kept community boasts clubhouse, pool, jacuzzi, playground and basketball courts! Welcome home to this 3 bedroom, 2 bath open floorplan with tons of natural light! Spacious living and dining room. This kitchen has plenty of storage and all appliances convey! New refrigerator, range and washer. All bedrooms are good size including the primary suite with newly updated walk-in shower. Second bath has newly upgraded walk-in tub. Enjoy outdoors while sitting on your covered front deck. Sparkling community pool and spa just across the street. Clubhouse with billiards, basketball courts, and playground. Park eve

Key facts

• 20.63 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Manager approval required for park residency; Pets allowed (call for details)
• Financial info: Monthly land lease: $1,305.63 (park-managed)
• HOA & community: Park community (Lakeside View Estate); Park amenities include pool and spa; Rent includes trash, pool, water and sewer

Exterior

• Parking: Attached carport; One carport space plus one uncovered space (2 total parking spaces); RV parking available for a fee
• Utilities: Public sewer; District/public water
• Home design: Mobile home (24' x 48'); Patio home on a level/flat lot; Single story; Entry level 1
• Construction: Mobile home remains on site; Year built reported by builder
• Exterior features: Covered patio; Shed; Community pool

Interior

• Kitchen: Kitchen
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Walk-in shower; Bathtub
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Front entry; One-level home; Carbon monoxide and smoke detectors; Community spa
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

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 ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#970 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A-; Watch: schools C-, amenities F, commute F.
• Lakeside Union Elementary (suburban): math 41% / reading 52% proficiency, ranked #480 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 148 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $1k of loan paydown is wiped out by about $5k 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 + 3.6% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.71%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $321,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10880 Highway 67 #109	0.00mi	3/2.0	1,021 (-11%)	9mo	$285,000	$279	74

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.93×
• Total profit: $40,215
• Equity at exit: $23,096

10-year hold

• IRR: 30.8%
• Equity multiple: 3.85×
• Total profit: $123,487
• Equity at exit: $13,393

Cash invested: $43,372 (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 92040

• Rents YoY: 3.6%
• Active inventory: 148
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,623 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $1,002

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,109	-5% $1,055	+0% $1,002	+5% $948	+10% $895
Rent	-10% $794	-5% $898	+0% $1,002	+5% $1,105	+10% $1,209
Rate	-1.0pp $1,080	-0.5pp $1,041	base $1,002	+0.5pp $961	+1.0pp $921

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12156 Lakeside Ave Lakeside, CA	3.0	2.0	1424	$3,500	$2.46	0d	1	0.64mi
12840 Mapleview St Lakeside, CA	2.0	2.0	880	$2,100	$2.39	0d	2	1.01mi
10112 Ashwood St Lakeside, CA	2.0	1.0–2.0	763	$1,944	$2.55	0d	8	1.03mi
12618 Laurel St Unit 12618 C Lakeside, CA	3.0	1.0	1100	$2,390	$2.17	3d	1	1.05mi
12645 Laurel St Lakeside, CA	2.0	2.0	900	$1,950	$2.17	11d	1	1.10mi
12645 Laurel St Apt 13 Lakeside, CA	2.0	2.0	900	$1,950	$2.17	0d	1	1.10mi
12905 Mapleview St Lakeside, CA	2.0	1.5	800	$2,264	$2.83	0d	3	1.13mi
12650 Lakeshore Dr #158 Lakeside, CA	2.0	2.0	900	$2,500	$2.78	0d	1	1.15mi
12370 Parkside St Lakeside, CA	2.0	2.0	944	$1,925	$2.04	9d	1	1.20mi
12738 Lakeshore Dr Lakeside, CA	3.0	2.5	1368	$4,300	$3.14	9d	1	1.24mi
12225 Woodside Ave Unit 12225 B Lakeside, CA	2.0	1.0	860	$2,150	$2.50	0d	1	1.37mi
12403 Julian Ave #206 Lakeside, CA	2.0	1.0	806	$2,850	$3.54	3d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $154,900 Active 51 DOM
2. 2026-06-18
   days on market $154,900 Active 48 DOM
3. 2026-06-17
   days on market $154,900 Active 47 DOM
4. 2026-06-16
   days on market $154,900 Active 46 DOM
5. 2026-06-15
   days on market $154,900 Active 45 DOM
6. 2026-06-13
   days on market $154,900 Active 43 DOM
7. 2026-06-09
   days on market $154,900 Active 39 DOM
8. 2026-06-08
   days on market $154,900 Active 38 DOM
9. 2026-06-07
   days on market $154,900 Active 37 DOM
10. 2026-06-04
    pricedays on market $154,900 Active 34 DOM
11. 2026-06-03
    days on market $176,000 Active 33 DOM
12. 2026-06-02
    days on market $176,000 Active 32 DOM
13. 2026-06-01
    days on market $176,000 Active 31 DOM
14. 2026-05-31
    days on market $176,000 Active 30 DOM
15. 2026-05-15
    price $176,000
16. 2026-05-01
    listed $199,000 Active
17. 2026-04-27
    historical $199,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,474
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − Depreciation: −$4,506
• Taxable income: $10,157
• Est. tax owed @ 24.0%: −$2,438
• After-tax cash flow: $9,581/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 well-maintained, move-in-ready manufactured home in Lakeside View Estates offers a good condition with a good rehab level. It has a good condition score of 80 and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both New flooring in bathrooms — New flooring can improve the look and feel of the bathrooms.
• Both New kitchen appliances — Upgrading appliances can make the kitchen more appealing and functional.
• Both New lighting fixtures — Modern lighting can improve the ambiance and functionality of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in bathrooms — New flooring can improve the look and feel of the bathrooms. ↑
• Both New kitchen appliances — Upgrading appliances can make the kitchen more appealing and functional. ↑
• Both New lighting fixtures — Modern lighting can improve the ambiance and functionality of the home. ↑

ⓘ 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: Lakeside Union Elementary
• NCES district ID: 0620790
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $65,574
• Composite: 43.51/100
• National rank: #6453
• State rank: #480 of 1400 in CA

Livability — Eucalyptus Hills

• Score: 53/100
• State rank: #970
• US rank: #24571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eucalyptus Hills, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 46,216
• Household income: $107,937
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1147.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 10% Arabic 1% 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: ▼ -622.09%
• Current HPI: 344.8263
• Rent YoY: ▲ 3.56%
• 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

-11.6% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $176,000 CRMLS
• 2026-05-01 Listed $199,000 CRMLS
• 2026-04-27 Coming Soon $199,000 CRMLS