2230 Lake Park #170 · San Jacinto, CA 92583

$105,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 256 Days on market

Built 1977 Fair condition $73/sqft · 33% above area Est $79k · 33% over ↓ 16% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House May 2nd 1-4. Huge price correction. Proud to present an incredible opportunity to retire within your budget with this very affordable double wide with two bedrooms and two baths over here in the senior community of Lake Park Soboba Springs. Built in 1977, well maintained and in impeccable clean turnkey condition. Wait until you see the magnificent views of the San Jacinto Mountain range from the Living Room . . . they are breath taking. The natural light this home offers is very refreshing. The kitchen offers all appliances including a refrigerator. We have a new roof. Additional living space with the very spacious California Room. If you like quiet, be sure to stop over and see what this community has to offer. Thanks to the seller, Buyer will have free space rent for 3 months. wow what a huge savings for the Buyer.

Key facts

• Natural light
• Magnificent views
• New roof

Tags

• MAGNIFICENT VIEWS
• NATURAL LIGHT
• NEW ROOF
• SPACIOUS CALIFORNIA ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated fair.

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 ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 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: severe wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.19% ✓
• Cap rate: 18.72%
• Cash-on-cash: 44.39%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $78,750
• List price: $105,000
• Delta: 33.33%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Lake Park Dr #106	0.00mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	98
2230 Lake Park #127	0.16mi	2/2.0	1,440 (0%)	3mo	$32,000	$22	90
2230 Lake Park Dr #223	0.00mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	86
2230 Lake Park Dr #174	0.02mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	86
2230 Lake Park Dr #143	0.16mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	81
2230 Lake Park Dr #133	0.00mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	79
2230 Lake Park #193	0.16mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	74
1499 Old Mtn #51	0.74mi	2/2.0	1,456 (+1%)	2mo	$120,000	$82	62
1499 Old Mountain Ave #93	0.71mi	2/2.0	1,440 (0%)	9mo	$91,500	$64	60
1499 Old Mountain Ave #30	0.74mi	2/2.0	1,440 (0%)	11mo	$115,000	$80	57
1499 Old Mountain Ave #145	0.74mi	2/2.0	1,440 (0%)	11mo	$110,000	$76	57
1499 Old Mtn #88	0.74mi	2/2.0	1,344 (-7%)	0mo	$80,000	$60	54

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.75×
• Total profit: $51,384
• Equity at exit: $15,656

10-year hold

• IRR: 47.0%
• Equity multiple: 5.44×
• Total profit: $130,417
• Equity at exit: $9,078

Cash invested: $29,400 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,087

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,160	-5% $1,124	+0% $1,087	+5% $1,051	+10% $1,015
Rent	-10% $906	-5% $997	+0% $1,087	+5% $1,178	+10% $1,269
Rate	-1.0pp $1,140	-0.5pp $1,114	base $1,087	+0.5pp $1,060	+1.0pp $1,033

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	11d	1	0.81mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	18d	1	0.84mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	45d	1	0.93mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	1.19mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	25d	1	1.19mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	1.33mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.37mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	25d	1	1.37mi
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	6d	1	1.40mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.47mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.47mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.48mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.49mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	1.49mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 256 DOM
2. 2026-06-18
   days on market $105,000 Active 253 DOM
3. 2026-06-17
   days on market $105,000 Active 252 DOM
4. 2026-06-16
   days on market $105,000 Active 251 DOM
5. 2026-06-15
   days on market $105,000 Active 250 DOM
6. 2026-06-13
   days on market $105,000 Active 248 DOM
7. 2026-06-13
   days on market $105,000 Active 247 DOM
8. 2026-06-09
   days on market $105,000 Active 244 DOM
9. 2026-06-08
   days on market $105,000 Active 243 DOM
10. 2026-06-07
    days on market $105,000 Active 242 DOM
11. 2026-06-04
    days on market $105,000 Active 239 DOM
12. 2026-06-03
    days on market $105,000 Active 238 DOM
13. 2026-06-02
    days on market $105,000 Active 237 DOM
14. 2026-06-01
    days on market $105,000 Active 236 DOM
15. 2026-05-31
    days on market $105,000 Active 235 DOM
16. 2026-04-01
    listed $105,000 Active 839-char remark

    Show marketing remark (839 chars)

    Open House May 2nd 1-4. Huge price correction. Proud to present an incredible opportunity to retire within your budget with this very affordable double wide with two bedrooms and two baths over here in the senior community of Lake Park Soboba Springs. Built in 1977, well maintained and in impeccable clean turnkey condition. Wait until you see the magnificent views of the San Jacinto Mountain range from the Living Room . . . they are breath taking. The natural light this home offers is very refreshing. The kitchen offers all appliances including a refrigerator. We have a new roof. Additional living space with the very spacious California Room. If you like quiet, be sure to stop over and see what this community has to offer. Thanks to the seller, Buyer will have free space rent for 3 months. wow what a huge savings for the Buyer.

17. 2026-03-30
    soldstatus Closed Sale 839-char remark

    Show marketing remark (839 chars)

    Open House May 2nd 1-4. Huge price correction. Proud to present an incredible opportunity to retire within your budget with this very affordable double wide with two bedrooms and two baths over here in the senior community of Lake Park Soboba Springs. Built in 1977, well maintained and in impeccable clean turnkey condition. Wait until you see the magnificent views of the San Jacinto Mountain range from the Living Room . . . they are breath taking. The natural light this home offers is very refreshing. The kitchen offers all appliances including a refrigerator. We have a new roof. Additional living space with the very spacious California Room. If you like quiet, be sure to stop over and see what this community has to offer. Thanks to the seller, Buyer will have free space rent for 3 months. wow what a huge savings for the Buyer.

18. 2026-02-03
    price $105,000 839-char remark

    Show marketing remark (839 chars)

    Open House May 2nd 1-4. Huge price correction. Proud to present an incredible opportunity to retire within your budget with this very affordable double wide with two bedrooms and two baths over here in the senior community of Lake Park Soboba Springs. Built in 1977, well maintained and in impeccable clean turnkey condition. Wait until you see the magnificent views of the San Jacinto Mountain range from the Living Room . . . they are breath taking. The natural light this home offers is very refreshing. The kitchen offers all appliances including a refrigerator. We have a new roof. Additional living space with the very spacious California Room. If you like quiet, be sure to stop over and see what this community has to offer. Thanks to the seller, Buyer will have free space rent for 3 months. wow what a huge savings for the Buyer.

19. 2025-10-07
    listed $120,000 Active 839-char remark

    Show marketing remark (839 chars)

    Open House May 2nd 1-4. Huge price correction. Proud to present an incredible opportunity to retire within your budget with this very affordable double wide with two bedrooms and two baths over here in the senior community of Lake Park Soboba Springs. Built in 1977, well maintained and in impeccable clean turnkey condition. Wait until you see the magnificent views of the San Jacinto Mountain range from the Living Room . . . they are breath taking. The natural light this home offers is very refreshing. The kitchen offers all appliances including a refrigerator. We have a new roof. Additional living space with the very spacious California Room. If you like quiet, be sure to stop over and see what this community has to offer. Thanks to the seller, Buyer will have free space rent for 3 months. wow what a huge savings for the Buyer.

20. 2025-09-03
    historical
21. 2025-07-23
    price $120,000
22. 2025-05-22
    listed $125,000 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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 4 d/yr ≥102°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,541
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$3,055
• Taxable income: $12,098
• Est. tax owed @ 24.0%: −$2,904
• After-tax cash flow: $10,146/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 manufactured home requires moderate renovations to update the kitchen and bathroom, paint the interior, and replace the carpeted floors. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major kitchen appliances — dated and worn

Value-add opportunities

• Both update kitchen and bathroom — modernizing will appeal to both buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics
• Both replace carpeted floors — new flooring will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both update kitchen and bathroom — modernizing will appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both replace carpeted floors — new flooring will improve both resale and rental value ↑

ⓘ 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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• Metro: Riverside-San Bernardino-Ontario, 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

-16.0% since first listed

7 events — show timeline

• 2026-04-01 Listed $105,000 CRMLS
• 2026-03-30 Sold (MLS) — CRMLS
• 2026-02-03 Price Changed $105,000 CRMLS
• 2025-10-07 Listed $120,000 CRMLS
• 2025-09-03 Listing Removed — CRMLS
• 2025-07-23 Price Changed $120,000 CRMLS
• 2025-05-22 Listed $125,000 CRMLS