5020 Lakeshore Blvd #19 · North Lakeport, CA 95453

$159,995

3 bd · 2.0 ba · 1,080 sqft · Land · 14 Days on market

Built 2015 $148/sqft · 68% above area

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Why this score? — see what drove the C 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +2.8/5.0
• 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

When I say this is a MUST SEE!! It's true. This charming family home in a family park has been remodeled and updated throughout. It features a new front door, security screen door, custom pantry with door, new carpets in bedrooms, new toilets, new kitchen sink, and faucet, painted kitchen cabinets, refrigerator, stove, dishwasher, and microwave. Not only is the inside updated, but the outside features new front and back decks, a fence with gates, a shed with new flooring, windows, and a sunshade screen awning. The community also offers a launch boat and pier, making it a great place for all ages, and pets are allowed. This is an excellent home for a new family or anyone looking for a new home. Thank you for showing!

Key facts

• Well appointed shed
• Private boat launch
• Fully fenced yard

Tags

• CUSTOM PANTRY WITH DOOR
• WELL APPOINTED KITCHEN
• INVITING FRONT AND BACK DECKS
• FULLY FENCED YARD
• WELL APPOINTED SHED
• PRIVATE BOAT LAUNCH

Property features AI

Finance

• Other: Located in Northport Trailer Resort (park name)
• Financial info: No land lease; Land lease amount listed as $598
• HOA & community: No association; Not a senior community

Exterior

• Parking: Detached parking (1 space)
• Security: Carbon monoxide detector; Smoke detector
• Utilities: Cable connected; Natural gas connected; Public sewer; 220 volts in kitchen and laundry
• Home design: Manufactured in park (double wide)
• Construction: Composition roof; Manufacturer: CMH Manufacturing West Inc./Community Ser; Make: CMH; Skirt: Unknown
• Exterior features: Porch; Shed(s); Lake access

Interior

• Kitchen: Built-in gas oven and range; Gas cook top; Dishwasher; Disposal; Microwave; Ice maker; Hood over range; Kitchen island; Pantry closet
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with shower stalls and tubs with shower over
• Heating & cooling: Ductless cooling; Ductless heating with propane
• Interior features: Built-in gas oven, built-in gas range, gas cook top, hood over range; Dishwasher, disposal, microwave, ice maker; Carbon monoxide detector, smoke detector; Island and pantry closet in kitchen; Dining room, family room, living room
• Laundry & utility: Laundry inside the home (inside room/area); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.3% vs local median 2.7% in North 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 56/100 on livability (#808 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety D+, schools F, amenities F.
• 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).
• This rent runs 32% of the median local income ($71k/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.
• 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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: severe wildfire risk; extreme-heat days projected 5→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,995

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $95,263
• List price: $159,995
• Delta: 73.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-140
• Equity at exit: $23,856

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $33,163
• Equity at exit: $13,833

Cash invested: $44,799 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $404

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 74%

Sensitivity live

Price	-10% $515	-5% $460	+0% $404	+5% $349	+10% $294
Rent	-10% $253	-5% $329	+0% $404	+5% $480	+10% $555
Rate	-1.0pp $485	-0.5pp $445	base $404	+0.5pp $363	+1.0pp $321

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: $39,999
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $159,995 Active 14 DOM
2. 2026-06-18
   days on market $159,995 Active 13 DOM
3. 2026-06-18
   price $159,995 Active 12 DOM
4. 2026-06-17
   days on market $165,000 Active 12 DOM
5. 2026-06-16
   days on market $165,000 Active 11 DOM
6. 2026-06-15
   days on market $165,000 Active 10 DOM
7. 2026-06-14
   days on market $165,000 Active 8 DOM
8. 2026-06-12
   days on market $165,000 Active 7 DOM
9. 2026-06-09
   days on market $165,000 Active 4 DOM
10. 2026-06-08
    days on market $165,000 Active 3 DOM
11. 2026-06-07
    days on marketlisting id $165,000 Active 2 DOM
12. 2026-06-03
    days on market $165,000 Active 23 DOM
13. 2026-06-02
    days on market $165,000 Active 22 DOM
14. 2026-06-01
    days on market $165,000 Active 21 DOM
15. 2026-05-31
    days on market $165,000 Active 20 DOM
16. 2026-05-30
    days on market $165,000 Active 19 DOM
17. 2026-05-11
    listed $165,000 Active 1157-char remark
18. 2026-05-03
    price $165,000
19. 2026-05-03
    historical
20. 2026-03-28
    price $169,950
21. 2026-02-22
    price $174,950
22. 2026-02-05
    listed $199,000 Active
23. 2024-11-26
    status Pending Sale

    Show marketing remark (725 chars)

    When I say this is a MUST SEE!! It's true. This charming family home in a family park has been remodeled and updated throughout. It features a new front door, security screen door, custom pantry with door, new carpets in bedrooms, new toilets, new kitchen sink, and faucet, painted kitchen cabinets, refrigerator, stove, dishwasher, and microwave. Not only is the inside updated, but the outside features new front and back decks, a fence with gates, a shed with new flooring, windows, and a sunshade screen awning. The community also offers a launch boat and pier, making it a great place for all ages, and pets are allowed. This is an excellent home for a new family or anyone looking for a new home. Thank you for showing!

24. 2024-11-26
    soldstatus $160,000 Closed Sale

    Show marketing remark (725 chars)

    When I say this is a MUST SEE!! It's true. This charming family home in a family park has been remodeled and updated throughout. It features a new front door, security screen door, custom pantry with door, new carpets in bedrooms, new toilets, new kitchen sink, and faucet, painted kitchen cabinets, refrigerator, stove, dishwasher, and microwave. Not only is the inside updated, but the outside features new front and back decks, a fence with gates, a shed with new flooring, windows, and a sunshade screen awning. The community also offers a launch boat and pier, making it a great place for all ages, and pets are allowed. This is an excellent home for a new family or anyone looking for a new home. Thank you for showing!

25. 2024-11-19
    historical Active Under Contract

    Show marketing remark (725 chars)

    When I say this is a MUST SEE!! It's true. This charming family home in a family park has been remodeled and updated throughout. It features a new front door, security screen door, custom pantry with door, new carpets in bedrooms, new toilets, new kitchen sink, and faucet, painted kitchen cabinets, refrigerator, stove, dishwasher, and microwave. Not only is the inside updated, but the outside features new front and back decks, a fence with gates, a shed with new flooring, windows, and a sunshade screen awning. The community also offers a launch boat and pier, making it a great place for all ages, and pets are allowed. This is an excellent home for a new family or anyone looking for a new home. Thank you for showing!

26. 2024-06-14
    listed $164,888 Active

    Show marketing remark (725 chars)

    When I say this is a MUST SEE!! It's true. This charming family home in a family park has been remodeled and updated throughout. It features a new front door, security screen door, custom pantry with door, new carpets in bedrooms, new toilets, new kitchen sink, and faucet, painted kitchen cabinets, refrigerator, stove, dishwasher, and microwave. Not only is the inside updated, but the outside features new front and back decks, a fence with gates, a shed with new flooring, windows, and a sunshade screen awning. The community also offers a launch boat and pier, making it a great place for all ages, and pets are allowed. This is an excellent home for a new family or anyone looking for a new home. Thank you for showing!

27. 2021-12-15
    soldstatus $85,500 Closed Sale
28. 2021-12-04
    historical
29. 2021-12-03
    listed $89,500

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 5 d/yr ≥102°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,938
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$4,654
• Taxable income: $2,452
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $4,265/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 — North Lakeport

• Score: 56/100
• State rank: #808
• US rank: #22865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Lakeport, CA
• County: Lake County · 24,333 people
• 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

+78.8% since first listed

14 events — show timeline

• 2026-06-17 Price Changed $159,995 BAREIS
• 2026-05-11 Listed $165,000 BAREIS
• 2026-05-03 Price Changed $165,000 CRMLS
• 2026-05-03 Listing Removed — CRMLS
• 2026-03-28 Price Changed $169,950 CRMLS
• 2026-02-22 Price Changed $174,950 CRMLS
• 2026-02-05 Listed $199,000 CRMLS
• 2024-11-26 Pending — CRMLS
• 2024-11-26 Sold (MLS) $160,000 CRMLS
• 2024-11-19 Contingent — CRMLS
• 2024-06-14 Listed $164,888 CRMLS
• 2021-12-15 Sold (MLS) $85,500 CRMLS
• 2021-12-04 Listing Removed — CRMLS
• 2021-12-03 Listed $89,500 CRMLS

Property tax history

+128.9%/yr

Latest (2023): $22,622 · +2719.0% YoY. Source: county tax records.