10880 Highway 67 Spc 99 · Eucalyptus Hills, CA 92040

$165,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 64 Days on market

Built 1969 Poor condition 21 ac lot Est $210k · 21% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.7/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Views for days! Great opportunity to live in a wonderful family friendly park in Lakeside View Estates. Enjoy beautiful panoramic mountain views in this spacious home on a private & quiet cul-de-sac. Features 3 large bedrooms including a master suite. All new interior paint throughout, new water heater new waterproof vinyl flooring & evaporator cooler. Stainless steel refrigerator, gas cooktop & dishwasher. Double gas oven. Full sized laundry. Side yard & fully fenced. Large carport for up to 3 vehicles. Two storage sheds and all appliances included. This pet friendly park also features Pool, Spa, Clubhouse, Playground, RV/Boat parking. Close to freeway, shopping and schools. Space rent only $1176 per month.

Key facts

• 20.52 acre lot
• 3 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Community pool and clubhouse

Exterior

• Parking: 3 parking spaces
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story; Residential property; Located in Lakeside subdivision (Lakeside View Estates)
• Construction: Aluminum siding; Metal roof
• Exterior features: Community pool; Clubhouse; Shed(s); Has view; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas range
• Bedrooms: 3 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator; Gas range; Has cooling (evaporative); Has heating (forced air, natural gas); Vinyl flooring
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$209,664) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 31% of the median local income ($108k/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.
• 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.33%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10880 Hwy 67 #118	0.00mi	3/2.0	1,344 (0%)	8mo	$188,000	$140	93
10880 Highway 67 Spc 126	0.00mi	3/2.0	1,344 (0%)	16mo	$210,000	$156	86
10880 Highway 67 Spc 13	0.00mi	4/2.0 (+1)	1,344 (0%)	16mo	$237,000	$176	82
10880 Highway 67 SPC-29	0.02mi	3/2.0	1,440 (+7%)	16mo	$205,000	$142	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: 22.0%
• Equity multiple: 1.91×
• Total profit: $41,898
• Equity at exit: $24,602

10-year hold

• IRR: 30.4%
• Equity multiple: 3.80×
• Total profit: $129,481
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,775 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,052

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 57%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12156 Lakeside Ave Lakeside, CA	3.0	2.0	1424	$3,500	$2.46	1d	1	0.64mi
12840 Mapleview St Lakeside, CA	2.0	2.0	880	$2,100	$2.39	1d	3	1.01mi
10112 Ashwood St Lakeside, CA	2.0	1.0–2.0	763	$1,944	$2.55	1d	8	1.03mi
12618 Laurel St Unit 12618 C Lakeside, CA	3.0	1.0	1100	$2,390	$2.17	1d	1	1.05mi
12645 Laurel St Lakeside, CA	2.0	2.0	900	$1,950	$2.17	10d	1	1.10mi
12645 Laurel St Apt 13 Lakeside, CA	2.0	2.0	900	$1,950	$2.17	1d	1	1.10mi
12370 Parkside St Lakeside, CA	2.0	2.0	944	$1,925	$2.04	7d	1	1.20mi
12738 Lakeshore Dr Lakeside, CA	3.0	2.5	1368	$4,300	$3.14	7d	1	1.24mi

Listing history 19 events

1. 2026-06-19
   price $165,000 Active 64 DOM
2. 2026-06-18
   days on market $175,500 Active 64 DOM
3. 2026-06-17
   days on market $175,500 Active 63 DOM
4. 2026-06-16
   days on market $175,500 Active 62 DOM
5. 2026-06-15
   days on market $175,500 Active 61 DOM
6. 2026-06-13
   days on market $175,500 Active 59 DOM
7. 2026-06-09
   days on market $175,500 Active 55 DOM
8. 2026-06-08
   days on market $175,500 Active 54 DOM
9. 2026-06-07
   days on market $175,500 Active 53 DOM
10. 2026-06-04
    pricedays on market $175,500 Active 50 DOM
11. 2026-06-03
    days on market $182,500 Active 49 DOM
12. 2026-06-02
    days on market $182,500 Active 48 DOM
13. 2026-06-01
    days on market $182,500 Active 47 DOM
14. 2026-05-31
    days on market $182,500 Active 46 DOM
15. 2026-05-14
    price $189,000
16. 2026-04-16
    listed $199,000 Active
17. 2022-10-31
    soldstatus $179,000 Closed Sale 741-char remark

    Show marketing remark (741 chars)

    Views for days! Great opportunity to live in a wonderful family friendly park in Lakeside View Estates. Enjoy beautiful panoramic mountain views in this spacious home on a private & quiet cul-de-sac. Features 3 large bedrooms including a master suite. All new interior paint throughout, new water heater new waterproof vinyl flooring & evaporator cooler. Stainless steel refrigerator, gas cooktop & dishwasher. Double gas oven. Full sized laundry. Side yard & fully fenced. Large carport for up to 3 vehicles. Two storage sheds and all appliances included. This pet friendly park also features Pool, Spa, Clubhouse, Playground, RV/Boat parking. Close to freeway, shopping and schools. Space rent only $1176 per month.

18. 2022-10-03
    status Pending Sale 741-char remark

    Show marketing remark (741 chars)

    Views for days! Great opportunity to live in a wonderful family friendly park in Lakeside View Estates. Enjoy beautiful panoramic mountain views in this spacious home on a private & quiet cul-de-sac. Features 3 large bedrooms including a master suite. All new interior paint throughout, new water heater new waterproof vinyl flooring & evaporator cooler. Stainless steel refrigerator, gas cooktop & dishwasher. Double gas oven. Full sized laundry. Side yard & fully fenced. Large carport for up to 3 vehicles. Two storage sheds and all appliances included. This pet friendly park also features Pool, Spa, Clubhouse, Playground, RV/Boat parking. Close to freeway, shopping and schools. Space rent only $1176 per month.

19. 2022-08-08
    listed $179,000 Active 741-char remark

    Show marketing remark (741 chars)

    Views for days! Great opportunity to live in a wonderful family friendly park in Lakeside View Estates. Enjoy beautiful panoramic mountain views in this spacious home on a private & quiet cul-de-sac. Features 3 large bedrooms including a master suite. All new interior paint throughout, new water heater new waterproof vinyl flooring & evaporator cooler. Stainless steel refrigerator, gas cooktop & dishwasher. Double gas oven. Full sized laundry. Side yard & fully fenced. Large carport for up to 3 vehicles. Two storage sheds and all appliances included. This pet friendly park also features Pool, Spa, Clubhouse, Playground, RV/Boat parking. Close to freeway, shopping and schools. Space rent only $1176 per month.

ⓘ 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: $33,305
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,664
• − Management: −$2,664
• − Depreciation: −$4,800
• Taxable income: $10,633
• Est. tax owed @ 24.0%: −$2,552
• After-tax cash flow: $10,075/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 · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant structural and systems issues are evident, making it a substantial project for an investor.

Repairs flagged

• Major cabinet doors — Exposed framing indicates severe damage
• Major bathroom tiles — Water damage and missing tiles
• Major flooring — Worn vinyl and exposed subfloor
• Major paint — Peeling paint and visible damage
• Major roof — Signs of wear and potential leaks
• Major siding — Peeling paint and exposed siding
• Major windows — Visible damage and missing glass
• Major HVAC — Visible rust and wear
• Major landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Both exterior painting — Enhances curb appeal and value
• Both HVAC replacement — Improves comfort and energy efficiency
• Both roof repair — Prevents leaks and structural damage
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
cabinet doors · Exposed framing indicates severe damage	Major	$15,000–50,000
bathroom tiles · Water damage and missing tiles	Major	$15,000–50,000
flooring · Worn vinyl and exposed subfloor	Major	$15,000–50,000
paint · Peeling paint and visible damage	Major	$15,000–50,000
roof · Signs of wear and potential leaks	Major	$15,000–50,000
siding · Peeling paint and exposed siding	Major	$15,000–50,000
windows · Visible damage and missing glass	Major	$15,000–50,000
HVAC · Visible rust and wear	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and value ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑
• Both roof repair — Prevents leaks and structural damage ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ 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

+5.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $189,000 SDMLS
• 2026-04-16 Listed $199,000 SDMLS
• 2022-10-31 Sold (MLS) $179,000 CRMLS
• 2022-10-03 Pending — CRMLS
• 2022-08-08 Listed $179,000 CRMLS