13490 Highway 8 Business #18 · Lakeside, CA 92040

$92,000

1 bd · 1.0 ba · 460 sqft · Manufactured · 60 Days on market

Manufactured home Built 1964 Fair condition $200/sqft · 18% below area Est $112k · 18% under ↓ 3% 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 +9.5/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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); 243 active listings in the ZIP; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent is only 15% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($89k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $112,000
• List price: $92,000
• Delta: -17.86%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13594 Highway 8 Business #73	0.15mi	2/1.0 (+1)	559 (+22%)	2mo	$112,000	$200	61
14595 Olde Highway 80 #41	2.12mi	1/1.0	492 (+7%)	13mo	$105,000	$213	42
12341 Winter Gardens Dr	1.68mi	1/1.0	552 (+20%)	1mo	$600,000	$1,087	39
9719 Wintergardens Blvd #163	2.09mi	1/1.0	568 (+24%)	6mo	$315,000	$555	35
9731 Winter Gardens Blvd #57	2.17mi	1/1.0	586 (+27%)	8mo	$309,000	$527	33
9719 Winter Gardens Blvd #166	2.09mi	1/1.0	570 (+24%)	18mo	$349,000	$612	25
12207 Valhalla Dr	1.76mi	2/1.0 (+1)	514 (+12%)	20mo	$600,000	$1,167	24
9727 Winter Gardens Blvd #91	2.11mi	1/1.0	568 (+24%)	20mo	$360,000	$634	23
14595 Olde Highway 80 #10	2.12mi	1/1.0	400 (-13%)	26mo	$112,500	$281	23
9733 Winter Gardens Blvd #40	2.17mi	1/1.0	584 (+27%)	23mo	$290,000	$497	20
9739 Winter Gardens Blvd Unit 7 Blvd	2.17mi	1/1.0	568 (+24%)	24mo	$316,500	$557	20
9727 Winter Gardens Blvd #92	2.11mi	1/1.0	570 (+24%)	31mo	$355,000	$623	20

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $12,393
• Equity at exit: $13,717

10-year hold

• IRR: 21.4%
• Equity multiple: 2.87×
• Total profit: $48,162
• Equity at exit: $7,954

Cash invested: $25,760 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92040

• Rents YoY: 3.6%
• Active inventory: 243
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $416

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 64%

Sensitivity live

Price	-10% $480	-5% $448	+0% $416	+5% $385	+10% $353
Rent	-10% $311	-5% $364	+0% $416	+5% $469	+10% $522
Rate	-1.0pp $463	-0.5pp $440	base $416	+0.5pp $393	+1.0pp $368

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: $23,000
• Closing costs: $2,760
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located in Rancho La Vista park
• Financial info: Buyer to verify assessments
• HOA & community: Land lease in place: $1,600 monthlySuburban community

Exterior

• Parking: Two parking spacesTwo carport spacesLocated in Rancho La Vista mobile home park
• Utilities: Septic tank
• Home design: Mobile home (10' x 46')Single story
• Construction: Mobile home (remains)
• Exterior features: In-ground fenced community poolUp slope from streetHas a view

Interior

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

Listing history 50 events

1. 2026-09-23
   days on market $92,000 Active 60 DOM
2. 2026-09-22
   days on market $92,000 Active 59 DOM
3. 2026-09-21
   days on market $92,000 Active 58 DOM
4. 2026-09-20
   days on market $92,000 Active 57 DOM
5. 2026-09-19
   days on market $92,000 Active 56 DOM
6. 2026-09-18
   days on market $92,000 Active 55 DOM
7. 2026-09-17
   days on market $92,000 Active 54 DOM
8. 2026-09-16
   days on market $92,000 Active 53 DOM
9. 2026-09-15
   days on market $92,000 Active 52 DOM
10. 2026-09-14
    days on market $92,000 Active 51 DOM
11. 2026-09-13
    days on market $92,000 Active 50 DOM
12. 2026-09-12
    days on market $92,000 Active 49 DOM
13. 2026-09-11
    days on market $92,000 Active 48 DOM
14. 2026-09-05
    days on market $92,000 Active 42 DOM
15. 2026-09-04
    days on market $92,000 Active 41 DOM
16. 2026-09-03
    days on market $92,000 Active 40 DOM
17. 2026-08-31
    days on market $92,000 Active 37 DOM
18. 2026-08-30
    days on market $92,000 Active 36 DOM
19. 2026-08-29
    days on market $92,000 Active 35 DOM
20. 2026-08-28
    days on market $92,000 Active 34 DOM
21. 2026-08-27
    days on market $92,000 Active 33 DOM
22. 2026-08-25
    days on market $92,000 Active 31 DOM
23. 2026-08-24
    days on market $92,000 Active 30 DOM
24. 2026-08-23
    days on market $92,000 Active 29 DOM
25. 2026-08-22
    days on market $92,000 Active 28 DOM
26. 2026-08-21
    days on market $92,000 Active 27 DOM
27. 2026-08-20
    days on market $92,000 Active 26 DOM
28. 2026-08-19
    days on market $92,000 Active 25 DOM
29. 2026-08-18
    days on market $92,000 Active 24 DOM
30. 2026-08-17
    days on market $92,000 Active 23 DOM
31. 2026-08-16
    days on market $92,000 Active 22 DOM
32. 2026-08-15
    days on market $92,000 Active 21 DOM
33. 2026-08-14
    days on market $92,000 Active 20 DOM
34. 2026-08-13
    days on market $92,000 Active 19 DOM
35. 2026-08-12
    days on market $92,000 Active 18 DOM
36. 2026-08-11
    days on market $92,000 Active 17 DOM
37. 2026-08-10
    days on market $92,000 Active 16 DOM
38. 2026-08-09
    days on market $92,000 Active 15 DOM
39. 2026-08-08
    days on market $92,000 Active 14 DOM
40. 2026-08-06
    days on market $92,000 Active 12 DOM
41. 2026-08-05
    days on market $92,000 Active 11 DOM
42. 2026-08-04
    days on market $92,000 Active 10 DOM
43. 2026-08-03
    days on market $92,000 Active 9 DOM
44. 2026-07-31
    days on market $92,000 Active 6 DOM
45. 2026-07-30
    days on market $92,000 Active 5 DOM
46. 2026-07-30
    days on market $92,000 Active 4 DOM
47. 2026-07-28
    days on market $92,000 Active 3 DOM
48. 2026-07-26
    pricedays on marketlisting id $92,000 Active 1 DOM
49. 2026-07-14
    days on market $95,000 Active 74 DOM
50. 2026-07-13
    days on market $95,000 Active 73 DOM

ⓘ 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 5/10 Major
• 🌡 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: $15,984
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,676
• Taxable income: $3,757
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $4,096/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 Est. rehab $11,500–$20,700 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Lakeview Elementary Middle Tierra Del Sol Middle F CA #277/498 Nat'l #10,474/14,009 High El Capitan High F CA #578/1,170 Nat'l #9,001/17,239

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

D Composite livability gradescore 55/100

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 · 3,678,185 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Located in Rancho La Vista park
• Financial info: Buyer to verify assessments
• HOA & community: Land lease in place: $1,600 monthlySuburban community

Exterior

• Parking: Two parking spacesTwo carport spacesLocated in Rancho La Vista mobile home park
• Utilities: Septic tank
• Home design: Mobile home (10' x 46')Single story
• Construction: Mobile home (remains)
• Exterior features: In-ground fenced community poolUp slope from streetHas a view

Interior

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

Price history

-3.2% since first listed

3 events — show timeline

• 2026-07-24 Listed $92,000 CRMLS
• 2026-07-15 Listing Removed — CRMLS
• 2026-04-14 Listed $95,000 CRMLS