13460 Hwy 8 Business #124 · Lakeside, CA 92040

$224,000

2 bd · 2.0 ba · 1,540 sqft · Manufactured · 333 Days on market

Built 1975 2,500 sqft lot Est $291k · 23% under ↓ 12% 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 +9.7/10.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this distinctive single-story home, elegantly spread over ample living space. This two-bedroom, two-bathroom home is presented with a warm collection of thoughtfully articulated spaces, each brimming with charm and character. Upon entry, you are greeted by an exquisite living and dining area flanked by an open kitchen. Each bathroom is a haven of relaxation equipped with bathtubs perfect for a soothing soak. The heart of this home is a versatile open-plan kitchen and cozy family room. Leading outwards, a lovely sun-drenched terrace invites you to savor your morning coffee or read your favorite book in the warm afternoon sun. For added convenience, there's also a laundry room at yo

Key facts

• Sun-drenched terrace
• Laundry room
• Sunroom

Tags

• SINGLE-STORY HOME
• OPEN KITCHEN
• SUN-DRENCHED TERRACE
• LAUNDRY ROOM
• SUNROOM

Property features AI

Finance

• Other: Park name: Pana Rama; Manager approval required for residency; Community features include storm drains and biking paths
• Financial info: Land lease: $1,061 monthly
• HOA & community: Senior community; Onsite property management; Clubhouse with meeting room; Pool and spa; Barbecue and picnic areas; Billiard room; Maintenance of grounds; Trash and sewer services included; Water service included; Pet rules; pets permitted (call for rules)

Exterior

• Parking: Two carport spaces; Two total parking spaces; Onsite common RV parking available (park has common RV parking); RV parking available for a fee
• Security: Onsite property management
• Utilities: Public sewer
• Home design: Manufactured/double-wide home (24' x 53'); Single-story; Mobile home remains on site; Entry is at street/front
• Construction: Year built reported by seller
• Exterior features: Community pool (fenced, in-ground); Exterior lighting; Chain-link fencing; Back yard; Front yard; Corner lot; Cul-de-sac location; Rock landscaping; No sprinklers; Some uphill and downhill grading from the street; Views

Interior

• Kitchen: Garbage disposal; Portable dishwasher; Refrigerator; Water heater unit
• Bedrooms: Primary bedroom on the main floor; All bedrooms located on the ground floor
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Sliding glass door(s); Doors swing inward for accessibility; One-level living; Front/street entry
• Laundry & utility: Washer included; Dryer included; Gas dryer hookup; Laundry room inside the home; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $224k.

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 $224k).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.5% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $229.68M (100%) 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 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.47% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $291,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13460 Highway 8 Business Spc 11	0.00mi	3/2.0 (+1)	1,536 (-0%)	10mo	$295,000	$192	86
13300 Los Coches Rd #114	0.17mi	3/2.0 (+1)	1,546 (+0%)	10mo	$217,000	$140	78
13300 Los Coches Rd E #8	0.17mi	3/2.0 (+1)	1,680 (+9%)	9mo	$225,000	$134	64
13450 Highway 8 Business #99	0.20mi	3/2.0 (+1)	1,408 (-9%)	10mo	$330,000	$234	63
13217 Aurora Dr Spc 39	0.48mi	3/2.0 (+1)	1,493 (-3%)	7mo	$339,900	$228	61
13450 Hwy 8 Business	0.20mi	3/2.0 (+1)	1,344 (-13%)	10mo	$242,500	$180	56
13162 Highway 8 Business SPC 2	0.65mi	3/2.0 (+1)	1,584 (+3%)	7mo	$300,000	$189	54
13162 Highway 8 Business #201	0.71mi	3/2.0 (+1)	1,493 (-3%)	10mo	$277,500	$186	48
13162 Highway 8 Business #200	0.71mi	2/2.0	1,360 (-12%)	2mo	$165,000	$121	46
13217 Aurora Dr #73	0.48mi	3/2.0 (+1)	1,325 (-14%)	10mo	$260,000	$196	41
13162 Highway 8 Business #104	0.71mi	3/2.0 (+1)	1,344 (-13%)	3mo	$260,000	$193	38
13162 Highway 8 Business Spc 78	0.71mi	3/2.0 (+1)	1,368 (-11%)	10mo	$252,000	$184	34

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $33,112
• Equity at exit: $33,399

10-year hold

• IRR: 22.5%
• Equity multiple: 2.97×
• Total profit: $123,700
• Equity at exit: $19,367

Cash invested: $62,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,301 medium
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $1,060

Break-even live

Break-even rent $1,960

Max offer price $224,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,214	-5% $1,137	+0% $1,060	+5% $982	+10% $905
Rent	-10% $799	-5% $929	+0% $1,060	+5% $1,190	+10% $1,320
Rate	-1.0pp $1,172	-0.5pp $1,117	base $1,060	+0.5pp $1,002	+1.0pp $943

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	3d	1	0.63mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	0d	1	0.63mi
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	14d	1	1.17mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	0d	1	1.23mi

Listing history 32 events

1. 2026-06-21
   days on market $224,000 Active 333 DOM
2. 2026-06-18
   days on market $224,000 Active 330 DOM
3. 2026-06-17
   days on market $224,000 Active 329 DOM
4. 2026-06-16
   days on market $224,000 Active 328 DOM
5. 2026-06-15
   days on market $224,000 Active 327 DOM
6. 2026-06-13
   days on market $224,000 Active 325 DOM
7. 2026-06-09
   days on market $224,000 Active 321 DOM
8. 2026-06-08
   days on market $224,000 Active 320 DOM
9. 2026-06-07
   days on market $224,000 Active 319 DOM
10. 2026-06-04
    days on market $224,000 Active 316 DOM
11. 2026-06-03
    days on market $224,000 Active 315 DOM
12. 2026-06-02
    days on market $224,000 Active 314 DOM
13. 2026-06-01
    days on market $224,000 Active 313 DOM
14. 2026-05-31
    days on market $224,000 Active 312 DOM
15. 2026-05-19
    price $224,000
16. 2026-02-12
    price $170,000
17. 2026-01-23
    status Active
18. 2026-01-18
    historical
19. 2026-01-13
    price $224,900
20. 2025-07-18
    price $229,900
21. 2025-07-08
    listed $229,900,000 Active
22. 2025-05-07
    historical
23. 2025-02-18
    listed $249,900 Active
24. 2025-02-17
    historical
25. 2025-01-31
    historical
26. 2025-01-23
    historical
27. 2025-01-23
    listed $249,900 Active
28. 2024-10-22
    listed $249,900 Active
29. 2024-10-21
    historical
30. 2024-06-26
    listed $254,900 Active
31. 2024-06-12
    historical
32. 2024-03-30
    listed $254,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 5 d/yr ≥98°F today · 14 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: $39,610
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$3,169
• − Management: −$3,169
• − Depreciation: −$6,516
• Taxable income: $9,729
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $10,381/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

-12.1% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $224,000 CRMLS
• 2026-02-12 Price Changed $170,000 CRMLS
• 2026-01-23 Relisted — CRMLS
• 2026-01-18 Listing Removed — CRMLS
• 2026-01-13 Price Changed $224,900 CRMLS
• 2025-07-18 Price Changed $229,900 CRMLS
• 2025-07-08 Listed $229,900,000 CRMLS
• 2025-05-07 Listing Removed — CRMLS
• 2025-02-18 Listed $249,900 CRMLS
• 2025-02-17 Coming Soon — CRMLS
• 2025-01-31 Listing Removed — SDMLS
• 2025-01-23 Listed $249,900 SDMLS
• 2025-01-23 Listing Removed — SDMLS
• 2024-10-22 Listed $249,900 SDMLS
• 2024-10-21 Listing Removed — SDMLS
• 2024-06-26 Listed $254,900 SDMLS
• 2024-06-12 Listing Removed — CRMLS
• 2024-03-30 Listed $254,900 CRMLS