13655 Highway 8 Business Spc 24 · Lakeside, CA 92021

$224,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 13 Days on market

Built 1972 16 ac lot Est $289k · 22% under ↓ 8% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Space rent $1300!! Welcome to a Completely Remodeled home in the desirable ALL AGE community of Rancho Laguna Estates. Home Features 3 bedrooms, 2 Full bathrooms 1440 sqft with spacious open concept living room. Home has been Completely remodeled with no expense spared! NEW Roof, New split AC unit, NEW water heater, New copper plumbing, New Drywall texture throughout, New double pane windows, New Vinyl siding, New Walk-in tile showers in both bathrooms, New plumbing fixtures, New vanities and toilets, New kitchen cabinets and island with quartz countertop and Stainless steel appliances, New LVP flooring and baseboard, New closet doors, New ceiling lights and fans and electric outlets, fresh

Key facts

• Completely remodeled
• New water heater
• New drywall texture

Tags

• COMPLETELY REMODELED
• NEW ROOF
• NEW SPLIT AC UNIT
• NEW WATER HEATER
• NEW COPPER PLUMBING
• NEW DRYWALL TEXTURE

Property features AI

Finance

• Other: Located in El Cajon subdivision; Directions: after entering gate, go all the way straight; it's the third to last home on the right
• HOA & community: Homeowners association with monthly fee; Located in Rancho Laguna Estates

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding
• Exterior features: Community pool

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Up to 3 bedrooms possible
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Dishwasher; Microwave; Refrigerator; Cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

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 $225k).
• Cap rate 11.8% vs local median 2.6% in Lakeside — 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 55/100 on livability (#877 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A-, housing A-, health & safety B; Watch: commute D, crime D-, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 238 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $3,267/mo this rent would consume 53% of the median local household income ($74k/yr) (locally 4178% 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 $2k of loan paydown is wiped out by about $7k 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 + 0.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $289,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13490 Highway 8 Business #22	0.35mi	3/2.0	1,344 (-7%)	14mo	$222,000	$165	60
13450 Highway 8 Business Spc 18	0.69mi	3/2.0	1,440 (0%)	13mo	$300,000	$208	57
13450 Highway 8 Business #99	0.69mi	3/2.0	1,408 (-2%)	10mo	$330,000	$234	56
13300 Los Coches Rd #114	0.54mi	3/2.0	1,546 (+7%)	10mo	$217,000	$140	54
13490 Highway 8 Business Spc 121	0.35mi	4/2.0 (+1)	1,512 (+5%)	19mo	$310,000	$205	54
13450 Highway 8 Business #98	0.69mi	3/2.0	1,440 (0%)	18mo	$200,000	$139	53
13450 Highway 8 Business #12	0.69mi	3/2.0	1,408 (-2%)	14mo	$310,000	$220	53
13460 Highway 8 Business Spc 11	0.60mi	3/2.0	1,536 (+7%)	10mo	$295,000	$192	53
13450 Hwy 8 Business	0.69mi	3/2.0	1,344 (-7%)	10mo	$242,500	$180	48
13300 Los Coches East Rd #62	0.54mi	3/2.0	1,368 (-5%)	23mo	$299,000	$219	48
13450 Highway 8 Business Spc 16	0.69mi	4/2.0 (+1)	1,620 (+12%)	3mo	$325,000	$201	39
13300 Los Coches Rd. E #73	0.60mi	2/2.0 (-1)	1,248 (-13%)	22mo	$179,000	$143	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.31×
• Total profit: $19,446
• Equity at exit: $33,533

10-year hold

• IRR: 14.7%
• Equity multiple: 2.02×
• Total profit: $64,360
• Equity at exit: $19,445

Cash invested: $62,972 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,267 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $1,027

Break-even live

Break-even rent $1,967

Max offer price $224,900

Occupancy floor 64%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	13d	1	0.60mi
8809 Los Coches Rd Lakeside, CA	4.0	2.0	1350	$3,800	$2.81	1d	1	0.87mi
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,239	$2.49	1d	1	1.00mi
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	1.23mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	1d	1	1.23mi

Listing history 27 events

1. 2026-06-18
   days on market $224,900 Active 13 DOM
2. 2026-06-17
   days on market $224,900 Active 12 DOM
3. 2026-06-16
   days on market $224,900 Active 11 DOM
4. 2026-06-15
   days on market $224,900 Active 10 DOM
5. 2026-06-13
   days on market $224,900 Active 8 DOM
6. 2026-06-13
   days on market $224,900 Active 7 DOM
7. 2026-06-09
   days on market $224,900 Active 4 DOM
8. 2026-06-08
   days on market $224,900 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $224,900 Active 2 DOM
10. 2026-06-04
    days on market $229,900 Active 28 DOM
11. 2026-06-03
    days on market $229,900 Active 27 DOM
12. 2026-06-02
    days on market $229,900 Active 26 DOM
13. 2026-06-01
    days on market $229,900 Active 25 DOM
14. 2026-05-31
    days on market $229,900 Active 24 DOM
15. 2026-05-07
    listed $229,900 Active
16. 2026-05-06
    historical
17. 2026-04-23
    price $234,900
18. 2026-04-10
    price $237,000
19. 2026-03-25
    listed $239,000 Active
20. 2026-03-24
    historical
21. 2026-02-27
    price $244,900
22. 2026-01-19
    listed $249,000 Active
23. 2026-01-13
    historical
24. 2025-11-06
    listed $249,000 Active
25. 2025-10-15
    historical
26. 2025-10-10
    price $249,000
27. 2025-09-23
    listed $250,000 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,210
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,137
• − Management: −$3,137
• − Depreciation: −$6,543
• Taxable income: $9,298
• Est. tax owed @ 24.0%: −$2,231
• After-tax cash flow: $10,094/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Lakeside

• Score: 55/100
• State rank: #877
• US rank: #23702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeside, CA
• County: San Diego County · 3,178,799 people
• City population: 46,216
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

-8.0% since first listed

13 events — show timeline

• 2026-05-07 Listed $229,900 SDMLS
• 2026-05-06 Listing Removed — SDMLS
• 2026-04-23 Price Changed $234,900 SDMLS
• 2026-04-10 Price Changed $237,000 SDMLS
• 2026-03-25 Listed $239,000 SDMLS
• 2026-03-24 Listing Removed — SDMLS
• 2026-02-27 Price Changed $244,900 SDMLS
• 2026-01-19 Listed $249,000 SDMLS
• 2026-01-13 Listing Removed — SDMLS
• 2025-11-06 Listed $249,000 SDMLS
• 2025-10-15 Listing Removed — SDMLS
• 2025-10-10 Price Changed $249,000 SDMLS
• 2025-09-23 Listed $250,000 SDMLS

Property tax history

+3.6%/yr

Latest (2013): $212 · +6.2% YoY. Source: county tax records.