13490 Hwy 8 Business #9 · Lakeside, CA 92040

$229,500

3 bd · 2.0 ba · 1,023 sqft · Manufactured public records · 61 Days on market

Built 2004 4.06 ac lot Est $189k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Rancho La Vista Mobile Home Park! Ideally situated on a desirable corner lot surrounded by mature trees, this home offers privacy and a relaxing atmosphere. It features 3 bedrooms, 2 bathrooms, a separate laundry room, an open floor plan, a spacious porch, and a backyard with a storage shed—providing plenty of room for all your needs. Enjoy easy freeway access and close proximity to shopping, dining, and more. With a little TLC, this home is priced right and full of potential!

Key facts

• Wood entry deck
• Cul-de-sac
• Upgraded property

Tags

• CUL-DE-SAC
• UPGRADED PROPERTY
• WELL ESTABLISHED COMMUNITY
• REFURBISHED INSIDE AND OUT
• NEW ROOF
• WOOD ENTRY DECK

Property features AI

Finance

• Other: Lot size and living area sourced from public records; Property condition: Termite clearance and updated/remodeled
• Financial info: Land lease: $1,600 monthly
• HOA & community: Part of an association (monthly association fee); Association: Bessire and Casenhiser Inc.; Located in Rancho La Vista Mobile Home Park; Manager approval required; Pets allowed; Community is rural

Exterior

• Parking: Two carport spaces; Total of 2 parking spaces; Parked in Rancho La Vista Mobile Home Park
• Security: Smoke detector
• Utilities: Standard electric; Public sewer (sewer paid)
• Home design: Mobile home remains on site (10' x 56'); Double body type; Single-story; Entry on main level; Private road frontage (paved)
• Construction: Shingle / asphalt roof; Glass and drywall walls; Raised foundation
• Exterior features: Front porch with wood deck; Balcony; In-ground private association pool (fenced and filtered); Shed (1); Yard; Wood privacy/partial fencing in excellent condition; Located on a cul-de-sac; Irregular lot shape; Raised foundation; Has a view

Interior

• Kitchen: Remodeled kitchen; Gas cooking / Gas range; Built-in appliances; Dishwasher; Garbage disposal; Microwave; Refrigerator; Range/stove hood; Water heater unit (gas water heater)
• Bedrooms: Primary bedroom
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Walk-in shower; Remodeled bathrooms; Exhaust fan(s)
• Heating & cooling: Central cooling (gas); Natural gas heating; Forced air / Central furnace
• Interior features: Ceiling fan; Open floor plan; Smoke detector; Blinds; One level (single-story); Entry on main level
• Laundry & utility: Laundry room inside; Individual laundry room; Washer included; Dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• 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; 6 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).
• This rent runs 37% 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 $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 + 3.6% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $90k; list at $230k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $189,255
• 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 Spc 23	0.00mi	2/2.0 (-1)	1,040 (+2%)	8mo	$210,000	$202	85
13490 Highway 8 Business Spc 24	0.00mi	2/2.0 (-1)	960 (-6%)	1mo	$133,500	$139	84
13490 Highway 8 Business 8	0.00mi	3/2.0	1,120 (+10%)	3mo	$228,000	$204	81
13594 Highway 8 Business #64	0.16mi	3/2.0	1,057 (+3%)	7mo	$169,000	$160	81
13594 Highway 8 Business #33	0.14mi	2/2.0 (-1)	987 (-4%)	3mo	$177,000	$179	80
13490 Highway 8 Business Spc 53	0.00mi	3/2.0	1,100 (+8%)	12mo	$110,000	$100	77
13490 Highway 8 Business Spc 14	0.00mi	2/1.0 (-1)	960 (-6%)	6mo	$98,000	$102	76
13490 Highway 8 Business Spc 59	0.00mi	3/2.0	1,152 (+13%)	10mo	$245,000	$213	71
13594 Highway 8 Business #42	0.14mi	2/2.0 (-1)	960 (-6%)	12mo	$193,000	$201	69
13594 Highway 8 Business #48	0.14mi	2/2.0 (-1)	920 (-10%)	6mo	$170,000	$185	66
13300 Los Coches Rd E Spc 12	0.27mi	2/2.0 (-1)	1,088 (+6%)	14mo	$207,000	$190	60
13460 Highway 8 Business #108	0.26mi	2/2.0 (-1)	1,120 (+10%)	13mo	$133,000	$119	56

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: 15.2%
• Equity multiple: 1.62×
• Total profit: $39,559
• Equity at exit: $34,219

10-year hold

• IRR: 24.3%
• Equity multiple: 3.15×
• Total profit: $138,450
• Equity at exit: $19,843

Cash invested: $64,260 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,284 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1,177

Break-even live

Break-even rent $1,794

Max offer price $229,500

Occupancy floor 59%

Sensitivity live

Price	-10% $1,307	-5% $1,242	+0% $1,177	+5% $1,112	+10% $1,047
Rent	-10% $917	-5% $1,047	+0% $1,177	+5% $1,306	+10% $1,436
Rate	-1.0pp $1,292	-0.5pp $1,235	base $1,177	+0.5pp $1,117	+1.0pp $1,057

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8809 Los Coches Rd Lakeside, CA	4.0	2.0	1350	$3,800	$2.81	0d	1	0.47mi
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,120	$2.36	0d	1	0.79mi
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	0.83mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	0d	1	0.83mi
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	14d	1	0.93mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	0d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $229,500 Active 61 DOM
2. 2026-06-17
   days on market $229,500 Active 60 DOM
3. 2026-06-16
   days on market $229,500 Active 59 DOM
4. 2026-06-15
   days on market $229,500 Active 58 DOM
5. 2026-06-13
   days on market $229,500 Active 56 DOM
6. 2026-06-09
   days on market $229,500 Active 52 DOM
7. 2026-06-08
   days on market $229,500 Active 51 DOM
8. 2026-06-07
   days on market $229,500 Active 50 DOM
9. 2026-06-04
   days on market $229,500 Active 47 DOM
10. 2026-06-03
    days on market $229,500 Active 46 DOM
11. 2026-06-02
    days on market $229,500 Active 45 DOM
12. 2026-06-01
    days on market $229,500 Active 44 DOM
13. 2026-05-31
    days on market $229,500 Active 43 DOM
14. 2026-05-23
    price $234,900
15. 2026-05-16
    price $239,500
16. 2026-04-18
    listed $239,900 Active
17. 2026-01-30
    soldstatus $90,000 Closed 498-char remark

    Show marketing remark (498 chars)

    Welcome to Rancho La Vista Mobile Home Park! Ideally situated on a desirable corner lot surrounded by mature trees, this home offers privacy and a relaxing atmosphere. It features 3 bedrooms, 2 bathrooms, a separate laundry room, an open floor plan, a spacious porch, and a backyard with a storage shed—providing plenty of room for all your needs. Enjoy easy freeway access and close proximity to shopping, dining, and more. With a little TLC, this home is priced right and full of potential!

18. 2026-01-17
    status Pending 498-char remark

    Show marketing remark (498 chars)

    Welcome to Rancho La Vista Mobile Home Park! Ideally situated on a desirable corner lot surrounded by mature trees, this home offers privacy and a relaxing atmosphere. It features 3 bedrooms, 2 bathrooms, a separate laundry room, an open floor plan, a spacious porch, and a backyard with a storage shed—providing plenty of room for all your needs. Enjoy easy freeway access and close proximity to shopping, dining, and more. With a little TLC, this home is priced right and full of potential!

19. 2026-01-08
    historical 498-char remark

    Show marketing remark (498 chars)

    Welcome to Rancho La Vista Mobile Home Park! Ideally situated on a desirable corner lot surrounded by mature trees, this home offers privacy and a relaxing atmosphere. It features 3 bedrooms, 2 bathrooms, a separate laundry room, an open floor plan, a spacious porch, and a backyard with a storage shed—providing plenty of room for all your needs. Enjoy easy freeway access and close proximity to shopping, dining, and more. With a little TLC, this home is priced right and full of potential!

20. 2025-11-19
    price $134,900 498-char remark

    Show marketing remark (498 chars)

    Welcome to Rancho La Vista Mobile Home Park! Ideally situated on a desirable corner lot surrounded by mature trees, this home offers privacy and a relaxing atmosphere. It features 3 bedrooms, 2 bathrooms, a separate laundry room, an open floor plan, a spacious porch, and a backyard with a storage shed—providing plenty of room for all your needs. Enjoy easy freeway access and close proximity to shopping, dining, and more. With a little TLC, this home is priced right and full of potential!

21. 2025-11-11
    listed $149,000 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome to Rancho La Vista Mobile Home Park! Ideally situated on a desirable corner lot surrounded by mature trees, this home offers privacy and a relaxing atmosphere. It features 3 bedrooms, 2 bathrooms, a separate laundry room, an open floor plan, a spacious porch, and a backyard with a storage shed—providing plenty of room for all your needs. Enjoy easy freeway access and close proximity to shopping, dining, and more. With a little TLC, this home is priced right and full of potential!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,422 · $118/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$322/yr (+$27/mo · 22.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6 d/yr ≥98°F today · 17 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: $39,407
• − Mortgage interest: −$12,856
• − Property taxes: −$1,422
• − Insurance: −$1,148
• − Repairs & maintenance: −$3,153
• − Management: −$3,153
• − Depreciation: −$6,676
• Taxable income: $11,000
• Est. tax owed @ 24.0%: −$2,640
• After-tax cash flow: $11,480/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: 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 — 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): 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

+57.7% since first listed

8 events — show timeline

• 2026-05-23 Price Changed $234,900 CRMLS
• 2026-05-16 Price Changed $239,500 CRMLS
• 2026-04-18 Listed $239,900 CRMLS
• 2026-01-30 Sold (MLS) $90,000 SDMLS
• 2026-01-17 Pending — SDMLS
• 2026-01-08 Listing Removed — SDMLS
• 2025-11-19 Price Changed $134,900 SDMLS
• 2025-11-11 Listed $149,000 SDMLS

Property tax history

+3.2%/yr

Latest (2013): $1,422 · +3.5% YoY. Source: county tax records.