13490 Highway 8 Business #135 · Lakeside, CA 92040

$235,000

3 bd · 2.0 ba · 1,493 sqft · Manufactured public records · 6 Days on market

Built 1994 Est $300k · 22% under

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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 +9.3/10.0
• 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

This spacious 3-bedroom, 2-bathroom home offers 1,493 square feet of smart, affordable living packed with upgrades that make a real difference. Fully owned solar panels mean little to no monthly electric bill! Stay comfortable year-round with a larger AC unit and window tinting that keeps the heat out. Inside, enjoy an open floor plan with new flooring throughout — fresh and move-in ready. A dedicated indoor laundry room adds everyday convenience. Outside, your private retreat awaits with a gazebo, sectional, propane fire pit, TV, soundbar, and ceiling fan. The large turf area is perfect for a play area, trampoline, or additional seating. A storage shed rounds out the exterior, giving

Key facts

• 2 parking spots
• Community pool
• Built 1994

Property features AI

Finance

• HOA & community: Located in a mobile home community (Rancho La Vista Mobile Estates)

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Single-story mobile home; Located in Rancho La Vista Mobile Estates (Lakeside)
• Construction: Composition roof; Solar energy generation
• Exterior features: Wood full fencing; Community pool; Shed(s)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Gas oven; Gas cooktop
• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Garbage disposal; Microwave; Refrigerator; Gas oven; Gas cooktop
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 12.5% 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.
• Market conditions: Rents rising (+3.6%/yr); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $66k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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: 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 $235,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $300,093
• 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	0.26mi	3/2.0	1,536 (+3%)	10mo	$295,000	$192	75
13300 Los Coches Rd #114	0.27mi	3/2.0	1,546 (+4%)	10mo	$217,000	$140	73
13450 Highway 8 Business Spc 18	0.41mi	3/2.0	1,440 (-4%)	13mo	$300,000	$208	64
13450 Highway 8 Business #99	0.41mi	3/2.0	1,408 (-6%)	10mo	$330,000	$234	63
13217 Aurora Dr Spc 39	0.67mi	3/2.0	1,493 (0%)	7mo	$339,900	$228	62
13450 Highway 8 Business Spc 16	0.41mi	4/2.0 (+1)	1,620 (+8%)	3mo	$325,000	$201	59
13300 Los Coches Rd E #8	0.27mi	3/2.0	1,680 (+12%)	9mo	$225,000	$134	59
13450 Hwy 8 Business	0.41mi	3/2.0	1,344 (-10%)	10mo	$242,500	$180	56
13300 Los Coches Rd E#10	0.27mi	3/2.0	1,680 (+12%)	13mo	$237,500	$141	55
13217 Aurora Dr #73	0.67mi	3/2.0	1,325 (-11%)	10mo	$260,000	$196	41
13217 Aurora Dr #77	0.67mi	4/2.0 (+1)	1,360 (-9%)	11mo	$330,000	$243	40
13217 Aurora Dr #28	0.67mi	3/2.0	1,294 (-13%)	8mo	$304,000	$235	40

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $41,426
• Equity at exit: $35,039

10-year hold

• IRR: 24.6%
• Equity multiple: 3.18×
• Total profit: $143,700
• Equity at exit: $20,319

Cash invested: $65,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,354 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $1,220

Break-even live

Break-even rent $1,810

Max offer price $235,000

Occupancy floor 59%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8809 Los Coches Rd Lakeside, CA	4.0	2.0	1350	$3,800	$2.81	1d	1	0.47mi
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,239	$2.49	1d	1	0.79mi
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	0.83mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	1d	1	0.83mi
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	13d	1	0.93mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	1d	1	1.42mi

Listing history 13 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   listed $235,000 Active
3. 2013-08-28
   historical
4. 2013-03-11
   status Contingent
5. 2013-03-01
   price $59,900
6. 2013-01-12
   price $67,950
7. 2012-12-03
   price $69,999
8. 2012-11-17
   price $74,979
9. 2012-10-09
   price $74,985
10. 2012-09-30
    price $84,900
11. 2012-08-30
    listed $89,900 Active
12. 2012-08-09
    historical
13. 2012-06-28
    listed $89,900 Active

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$590/yr (+$49/mo · 49.3%)

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

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: $40,246
• − Mortgage interest: −$13,164
• − Property taxes: −$1,196
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − Depreciation: −$6,836
• Taxable income: $11,435
• Est. tax owed @ 24.0%: −$2,745
• After-tax cash flow: $11,890/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

+161.4% since first listed

13 events — show timeline

• 2026-05-06 Pending — SDMLS
• 2026-04-30 Listed $235,000 SDMLS
• 2013-08-28 Listing Removed — SDMLS
• 2013-03-11 Pending — SDMLS
• 2013-03-01 Price Changed $59,900 SDMLS
• 2013-01-12 Price Changed $67,950 SDMLS
• 2012-12-03 Price Changed $69,999 SDMLS
• 2012-11-17 Price Changed $74,979 SDMLS
• 2012-10-09 Price Changed $74,985 SDMLS
• 2012-09-30 Price Changed $84,900 SDMLS
• 2012-08-30 Listed $89,900 SDMLS
• 2012-08-09 Listing Removed — SDMLS
• 2012-06-28 Listed $89,900 SDMLS

Property tax history

+3.2%/yr

Latest (2013): $1,196 · +3.5% YoY. Source: county tax records.