13490 Highway 8 Business Spc 18 · Lakeside, CA 92040

$95,000

1 bd · 1.0 ba · 460 sqft · Manufactured · 51 Days on market

Built 1964 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to all age park Rancho La Vista. This mobile home is secluded at a cul-de-sac, with a beautiful view from the back yard! This home is one bedroom, one bath. The bath is fully remodeled. An affordable option, ideal for anyone! Space rent is $1,600. Community offers swimming pool, jacuzzi and community center.

Key facts

• Community center
• Swimming pool
• Fully remodeled bath

Tags

• CUL-DE-SAC
• FULLY REMODELED BATH
• SWIMMING POOL
• JACUZZI
• COMMUNITY CENTER

Property features AI

Finance

• Other: Living area source: public records; Parcel number available
• Financial info: Monthly land lease: $1,600 (land lease applies)
• HOA & community: Property is in a mobile home park (Rancho La Vista); Community features: Suburban

Exterior

• Parking: 2 total parking spaces; 2 carport spaces
• Utilities: Septic tank
• Home design: Mobile home on one story; Mobile dimensions approximately 10' x 46'; Mobile home remains on the site
• Construction: Mobile construction
• Exterior features: In-ground fenced community pool; Up slope from street; Has a view

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level entry; Primary bedroom; Living room; Kitchen; Central cooling
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• Zoned schools: Lakeview Elementary (657 students, 24% FRL); Tierra Del Sol Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 718 students, 33% FRL); El Capitan High (math 20% / reading 54%, grade F, #578 of 1,170 statewide, top 51%, 1,825 students, 52% FRL) — zoned schools at 37% FRL track the district average.
• Zoned-school proficiency averages 31% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Lakeside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 149 active listings in the ZIP; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.87% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.72%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.25×
• Total profit: $33,241
• Equity at exit: $14,165

10-year hold

• IRR: 37.3%
• Equity multiple: 4.55×
• Total profit: $94,529
• Equity at exit: $8,214

Cash invested: $26,600 (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: 149
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $747

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 53%

Sensitivity live

Price	-10% $813	-5% $780	+0% $747	+5% $715	+10% $682
Rent	-10% $607	-5% $677	+0% $747	+5% $818	+10% $888
Rate	-1.0pp $795	-0.5pp $772	base $747	+0.5pp $723	+1.0pp $698

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $95,000 Active 51 DOM
2. 2026-06-18
   days on market $95,000 Active 48 DOM
3. 2026-06-17
   days on market $95,000 Active 47 DOM
4. 2026-06-16
   days on market $95,000 Active 46 DOM
5. 2026-06-15
   days on market $95,000 Active 45 DOM
6. 2026-06-13
   days on market $95,000 Active 43 DOM
7. 2026-06-09
   days on market $95,000 Active 39 DOM
8. 2026-06-08
   days on market $95,000 Active 38 DOM
9. 2026-06-07
   days on market $95,000 Active 37 DOM
10. 2026-06-04
    days on market $95,000 Active 34 DOM
11. 2026-06-03
    days on market $95,000 Active 33 DOM
12. 2026-06-02
    days on market $95,000 Active 32 DOM
13. 2026-06-01
    days on market $95,000 Active 31 DOM
14. 2026-05-31
    days on market $95,000 Active 30 DOM
15. 2026-04-14
    listed $95,000 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 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: $21,325
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,764
• Taxable income: $7,928
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $7,066/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with a focus on exterior siding, flooring, and landscaping. Updates to these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and aged, likely needs repainting or replacement.
• Minor Flooring — Carpeted flooring in living areas.
• Minor Interior walls — Dated wood paneling.
• Major Landscaping — Cluttered yard with various items and plants visible.

Value-add opportunities

• Both Painting exterior siding — Improves curb appeal and value.
• Both New flooring — Updates dated carpet and enhances living space.
• Both Interior wall updates — Modernizes dated wood paneling and enhances living space.
• Both Landscaping — Tidies up cluttered yard and enhances curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and aged, likely needs repainting or replacement.	Major	$15,000–50,000
Flooring · Carpeted flooring in living areas.	Minor	$500–3,000
Interior walls · Dated wood paneling.	Minor	$500–3,000
Landscaping · Cluttered yard with various items and plants visible.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Painting exterior siding — Improves curb appeal and value. ↑
• Both New flooring — Updates dated carpet and enhances living space. ↑
• Both Interior wall updates — Modernizes dated wood paneling and enhances living space. ↑
• Both Landscaping — Tidies up cluttered yard and enhances curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-14 Listed $95,000 CRMLS