260 Lustrosos St · Oceanside, CA 92057

$990,000

5 bd · 4.0 ba · 2,228 sqft · SingleFamily public records · 48 Days on market

Built 1981 8,746 sqft lot $444/sqft · at area comps Est $1036k · at est.

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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 +19.5/30.0
• ARV discount +9.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Twinhome that needs some TLC. Property has a lot of potential, with an oversized backyard with apple, citrus and pomegranate trees. There are no neighbors to the back of the home. A block away from Libby Lake Park.

Key facts

• Expansive lot
• Detached adu
• Recent upgrades

Tags

• MULTIGENERATIONAL LIVING
• RENTAL INCOME POTENTIAL
• DETACHED ADU
• EXPANSIVE LOT
• VERSATILE BONUS ROOM
• RECENT UPGRADES

Property features AI

Finance

• Other: Two total units
• Financial info: Special assessments
• HOA & community: Community amenities near a lake and park

Exterior

• Parking: Attached garage; Driveway with brick; One parking space / one garage space
• Utilities: Public sewer; District/public water
• Home design: Duplex; Attached property; One story
• Construction: One common wall (attached unit)
• Exterior features: Corner lot; No pool

Interior

• Bedrooms: Five bedrooms on the main level
• Bathrooms: Four full bathrooms on the main level
• Heating & cooling: Central cooling
• Interior features: Single-level home; Front door entry; All bedrooms on the main floor
• Laundry & utility: Washer hookup; Laundry available

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $990k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $908k (8.3% below list).
• Recommended offer: $908k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: crime D, cost of living F, health & safety D-.
• 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.
• Zoned schools: Reynolds Elementary (564 students, 75% FRL); Cesar Chavez Middle (670 students, 85% FRL); El Camino High (math 35% / reading 56%, grade D-, #417 of 1,170 statewide, top 36%, 2,637 students, 66% FRL) — zoned schools average 76% FRL vs 47% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $9,083/mo this rent would consume 100% of the median local household income ($109k/yr) (locally 1509% 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 $7k of loan paydown is wiped out by about $30k 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

• It's been on market 48 days — a 3% lower offer ($960k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $110k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; list at $990k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $908,286 (8.3% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,036,315
• List price: $990,000
• Delta: -4.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4655 Caneel Bay Ct	0.34mi	4/3.0 (-1)	2,309 (+4%)	2mo	$989,000	$428	68
4745 Marblehead Bay Dr	0.35mi	4/3.0 (-1)	2,396 (+8%)	2mo	$1,075,000	$449	61
4856 Cardiff Bay Dr	0.55mi	5/3.0	2,428 (+9%)	2mo	$1,125,000	$463	53
538 Luna Dr	0.67mi	5/2.5	2,282 (+2%)	7mo	$940,000	$412	52
4801 Cardiff Bay Dr	0.54mi	5/3.0	2,428 (+9%)	5mo	$915,000	$377	52
4475 Saint Andrews Pl	0.67mi	4/3.0 (-1)	2,127 (-4%)	0mo	$959,000	$451	52
397 Moonstone Bay Dr	0.51mi	4/2.0 (-1)	2,031 (-9%)	2mo	$970,000	$478	47
4863 Marblehead Bay Dr	0.66mi	4/3.0 (-1)	2,428 (+9%)	2mo	$1,150,000	$474	44
4512 Glenview	0.55mi	4/3.0 (-1)	2,002 (-10%)	6mo	$977,000	$488	43
4468 Inverness Dr	0.71mi	4/3.0 (-1)	2,127 (-4%)	8mo	$932,500	$438	43
390 Pismo Bay Ct	0.61mi	4/2.0 (-1)	2,031 (-9%)	1mo	$915,000	$451	43
4635 Allende Ave	0.75mi	4/3.0 (-1)	2,538 (+14%)	8mo	$1,190,000	$469	26

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-86,530
• Equity at exit: $147,612

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $26,382
• Equity at exit: $85,597

Cash invested: $277,200 (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 92057

• Rents YoY: 3.3%
• Active inventory: 246
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $9,083 medium
• Mortgage (P&I): −$5,192
• Tax from tax record: −$447 /mo · $5,368/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,907
• Net cashflow: $1,124

Break-even live

Break-even rent $7,660

Max offer price $990,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,684	-5% $1,404	+0% $1,124	+5% $844	+10% $564
Rent	-10% $406	-5% $765	+0% $1,124	+5% $1,483	+10% $1,841
Rate	-1.0pp $1,622	-0.5pp $1,376	base $1,124	+0.5pp $867	+1.0pp $606

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: $247,500
• Closing costs: $29,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4397 Cadence Way Oceanside, CA	5.0	3.0	2058	$16,000	$7.77	26d	1	0.82mi
393 Spring Canyon Way Oceanside, CA	4.0	3.0	2600	$4,395	$1.69	16d	1	0.93mi
4912 Tyler St Oceanside, CA	4.0	2.0	1443	$3,800	$2.63	5d	1	1.01mi
330 Del Flora St Oceanside, CA	4.0	2.0	2200	$9,000	$4.09	26d	1	1.25mi

Listing history 20 events

1. 2026-06-21
   days on market $990,000 Active 48 DOM
2. 2026-06-18
   days on market $990,000 Active 45 DOM
3. 2026-06-17
   days on market $990,000 Active 44 DOM
4. 2026-06-16
   days on market $990,000 Active 43 DOM
5. 2026-06-15
   days on market $990,000 Active 42 DOM
6. 2026-06-13
   days on market $990,000 Active 40 DOM
7. 2026-06-13
   days on market $990,000 Active 39 DOM
8. 2026-06-09
   days on market $990,000 Active 36 DOM
9. 2026-06-08
   days on market $990,000 Active 35 DOM
10. 2026-06-07
    days on market $990,000 Active 34 DOM
11. 2026-06-04
    days on market $990,000 Active 31 DOM
12. 2026-06-03
    days on market $990,000 Active 30 DOM
13. 2026-06-02
    days on market $990,000 Active 29 DOM
14. 2026-06-01
    days on market $990,000 Active 28 DOM
15. 2026-05-31
    days on market $990,000 Active 27 DOM
16. 2026-05-04
    listed $1,100,000 Active 874-char remark
17. 2015-06-24
    soldstatus $240,000 Sold 223-char remark

    Show marketing remark (223 chars)

    Great Twinhome that needs some TLC. Property has a lot of potential, with an oversized backyard with apple, citrus and pomegranate trees. There are no neighbors to the back of the home. A block away from Libby Lake Park.

18. 2015-06-24
    soldstatus $240,000

    Show marketing remark (223 chars)

    Great Twinhome that needs some TLC. Property has a lot of potential, with an oversized backyard with apple, citrus and pomegranate trees. There are no neighbors to the back of the home. A block away from Libby Lake Park.

19. 2015-05-24
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Great Twinhome that needs some TLC. Property has a lot of potential, with an oversized backyard with apple, citrus and pomegranate trees. There are no neighbors to the back of the home. A block away from Libby Lake Park.

20. 2015-05-09
    listed $260,000 Active 223-char remark

    Show marketing remark (223 chars)

    Great Twinhome that needs some TLC. Property has a lot of potential, with an oversized backyard with apple, citrus and pomegranate trees. There are no neighbors to the back of the home. A block away from Libby Lake Park.

ⓘ 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: $5,368 · $447/mo
• Projected year-2 tax: $7,524 · $627/mo
• Expected delta: +$2,156/yr (+$180/mo · 40.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥87°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $108,994
• − Mortgage interest: −$55,455
• − Property taxes: −$5,368
• − Insurance: −$4,950
• − Repairs & maintenance: −$8,720
• − Management: −$8,720
• − Depreciation: −$28,800
• Taxable loss: −$3,019
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $14,212/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): 56,835
• Household income: $108,814
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1509.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 40% White 40% Two or more races 24% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 25% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -1014.18%
• Current HPI: 393.7681
• Rent YoY: ▲ 3.29%
• 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

+280.8% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $990,000 CRMLS
• 2026-05-04 Listed $1,100,000 CRMLS
• 2015-06-24 Sold (Public Records) $240,000 Public Records
• 2015-06-24 Sold (MLS) $240,000 SDMLS
• 2015-05-24 Pending — SDMLS
• 2015-05-09 Listed $260,000 SDMLS

Property tax history

+10.5%/yr

Latest (2025): $5,368 · +2.0% YoY. Source: county tax records.