18 Freeway Ln · Oceanside, CA 92054

$380,000

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

Built 2005 Est $340k · 12% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Amazing home 1.3 miles from the beach all ages family park, rent controlled space rent at $434 a month. Any questions contact me at 4426158265 I have a great real estate agent that deals with mobile homes in California if you need help financing.

Key facts

• Built 2005

Property features AI

Exterior

• Home design: Built in 2005
• Construction: Living area approximately 1,344
• Exterior features: Located in the South Oceanside subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $380k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Cap rate 9.9% vs local median 2.5% in Oceanside — 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 64/100 on livability (#413 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: schools D+, crime D, cost of living F.
• Oceanside Unified (suburban): math 31% / reading 51% proficiency, ranked #221 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $4,264/mo this rent would consume 62% of the median local household income ($82k/yr) (locally 2729% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $380,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.12% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $340,032
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Beechwood Ln	0.23mi	3/2.0	1,344 (0%)	1mo	$405,000	$301	89
33 Parkwood Ln	0.03mi	3/2.0	1,248 (-7%)	1mo	$371,000	$297	86
100 Elmwood Ln	0.10mi	2/2.0 (-1)	1,344 (0%)	7mo	$290,000	$216	84
85 Oakwood Ln	0.09mi	4/2.0 (+1)	1,373 (+2%)	8mo	$420,000	$306	80
54 Maywood Ln #54	0.07mi	2/2.0 (-1)	1,325 (-1%)	12mo	$335,000	$253	80
329 Blue Springs Ln #329	0.08mi	3/2.0	1,534 (+14%)	16mo	$335,000	$218	60
120 Sherri Ln	0.55mi	2/2.0 (-1)	1,184 (-12%)	2mo	$297,900	$252	48

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-15,850
• Equity at exit: $56,659

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $45,179
• Equity at exit: $32,855

Cash invested: $106,400 (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 92054

• Rents YoY: 3.0%
• Active inventory: 165
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,264 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $717

Break-even live

Break-even rent $3,355

Max offer price $380,000

Occupancy floor 78%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 S Oceanside Blvd Oceanside, CA	3.0	1.0–2.0	943	$5,550	$5.89	2d	55	0.17mi
1109 Makena Way Oceanside, CA	3.0	3.0	1775	$5,055	$2.85	44d	1	0.21mi
1107 Hibiscus Way Oceanside, CA	2.0	2.5	1570	$4,750	$3.03	44d	1	0.23mi
1016 S Nevada St Oceanside, CA	3.0	1.5	1250	$4,395	$3.52	11d	1	0.39mi
555 Greenbrier Dr Oceanside, CA	1.0–2.0	1.0	1000	$2,495	$2.50	44d	3	0.52mi
810 California St Oceanside, CA	3.0	2.0	1000	$4,150	$4.15	24d	1	0.56mi
810 California St Unit C 1 Oceanside, CA	3.0	2.0	1000	$4,350	$4.35	44d	1	0.56mi
433 Grant St #2 Oceanside, CA	3.0	2.0	900	$3,200	$3.56	11d	1	0.63mi
1202 Missouri Ave Oceanside, CA	2.0–3.0	1.0–2.0	865	$3,000	$3.47	2d	4	0.65mi
504 Greenbrier Dr Oceanside, CA	2.0	1.0	1000	$2,395	$2.40	5d	2	0.68mi
1709 Kurtz St Oceanside, CA	2.0	2.0	1100	$2,360	$2.15	18d	1	0.69mi
428 S Ditmar St Oceanside, CA	2.0	1.0	998	$5,595	$5.61	44d	1	0.70mi
330 S Horne St Unit 17 Oceanside, CA	2.0	2.0	1100	$2,995	$2.72	5d	1	0.71mi
567 Canyon Dr Oceanside, CA	1.0–2.0	1.0	801	$2,700	$3.37	2d	13	0.74mi
417 S Ditmar St Unit A Oceanside, CA	2.0	1.0	900	$3,100	$3.44	44d	1	0.74mi
1724 S Horne St Oceanside, CA	3.0	2.0	1200	$10,000	$8.33	24d	1	0.75mi
525 S Tremont St Unit 1462279P Oceanside, CA	3.0	2.5	979	$7,337	$7.49	5d	1	0.78mi
552 Canyon Dr #29 Oceanside, CA	2.0	2.0	1035	$2,900	$2.80	44d	1	0.80mi
1723 Ivy Rd Oceanside, CA	3.0	2.0	1574	$6,400	$4.07	18d	1	0.81mi
1622 S Tremont St Unit A Oceanside, CA	3.0	1.0	1600	$4,300	$2.69	44d	1	0.83mi
438 S Cleveland St #108 Oceanside, CA	3.0	3.0	1551	$5,750	$3.71	17d	1	0.85mi
506 Canyon Dr #52 Oceanside, CA	3.0	2.0	1164	$3,495	$3.00	15d	1	0.92mi
506 Canyon Dr Oceanside, CA	3.0	2.0	1164	$3,445	$2.96	3d	2	0.96mi
1935 S Nevada St Oceanside, CA	2.0	1.0	1070	$4,500	$4.21	15d	1	1.06mi
150 S Myers St #1 Oceanside, CA	3.0	3.0	1669	$10,000	$5.99	44d	1	1.07mi
301 Mission Ave Oceanside, CA	3.0	2.5	1924	$5,600	$2.91	2d	2	1.14mi
1311 W Puls St Unit D Oceanside, CA	2.0	1.0	892	$2,150	$2.41	20d	1	1.14mi
1311 W Puls St Unit D Oceanside, CA	2.0	1.0	892	$2,150	$2.41	15d	1	1.14mi
915 Civic Center Dr Oceanside, CA	3.0	2.0	1223	$4,750	$3.88	2d	1	1.15mi
915 Civic Center Dr Oceanside, CA	3.0	2.0	1223	$4,950	$4.05	24d	1	1.15mi
911 Civic Center Dr Oceanside, CA	3.0	1.0	1170	$5,250	$4.49	44d	1	1.15mi
115 N Cleveland St Oceanside, CA	2.0	1.0–2.0	844	$4,451	$5.27	2d	4	1.15mi
301 Mission Ave #605 Oceanside, CA	3.0	2.5	1849	$6,500	$3.52	44d	1	1.16mi
1926 Broadway St Unit 2 Oceanside, CA	2.0	1.0	900	$3,900	$4.33	44d	1	1.18mi
699 Eaton St Oceanside, CA	2.0	1.0	950	$3,150	$3.32	22d	2	1.26mi
408 N Tremont St Oceanside, CA	2.0	1.0	1000	$3,800	$3.80	3d	1	1.29mi
709 Eaton St Oceanside, CA	2.0	2.0	1000	$3,395	$3.40	44d	1	1.29mi
501 N Ditmar St Unit C Oceanside, CA	2.0	2.0	1000	$3,050	$3.05	5d	1	1.29mi
501 N Ditmar St Oceanside, CA	2.0	2.0	1000	$3,150	$3.15	44d	1	1.29mi
401 N Coast Hwy #304 Oceanside, CA	2.0	2.5	1400	$4,195	$3.00	15d	1	1.30mi

Listing history 1 events

1. 2026-05-26
   listed $380,000 Active

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $2,888 · $241/mo
• Expected delta: +$2,010/yr (+$168/mo · 228.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥81°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,162
• − Mortgage interest: −$21,286
• − Property taxes: −$878
• − Insurance: −$7,018
• − Repairs & maintenance: −$4,093
• − Management: −$4,093
• − Depreciation: −$11,055
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $7,951/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: Oceanside Unified
• NCES district ID: 0628250
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $55,158
• Composite: 35.74/100
• National rank: #4853
• State rank: #221 of 517 in CA

Livability — Oceanside

• Score: 64/100
• State rank: #413
• US rank: #14081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceanside, CA
• County: San Diego County · 3,178,799 people
• City population: 198,702
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,417
• Household income: $82,408
• Rent vs Own: 60.9% rent · 39.1% own
• Severe rent burden: 2729.0

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 46% Hispanic / Latino 41% Two or more races 23% Asian 4% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 1% Tagalog/Filipino 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: ▼ -985.21%
• Current HPI: 461.2228
• Rent YoY: ▲ 2.99%
• 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

1 event — show timeline

• 2026-05-26 Listed $380,000 FSBO.com

Property tax history

-4.8%/yr

Latest (2013): $878 · -0.0% YoY. Source: county tax records.