900 N Cleveland St #101 · Oceanside, CA 92054

$259,900

1 bd · 1.0 ba · 750 sqft · Manufactured · 14 Days on market

Built 1973 1,500 sqft lot Est $298k · 13% 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 +26.6/30.0
• ARV discount +13.2/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mira Mar Mobile Estates, a senior gated community, is located just above the Oceanside Harbor. West of I5 and Hwy 101. Enjoy the pool, clubhouse and community garden or take a short walk to the beach or enjoy the many ammenities of downtown. Move in to this 1973 1 bedroom, 1 bath, 700 square foot unit. Newer paint, carpet and laminate flooring, vinyl windows and upgraded plumbing. Roof resealed recently. Stack W/ D in hall closet. Portable dischwasher. Enclosed front porch and covered carport for 2 vehicles. Come live at the beach, enjoy the sun and don't pay any property taxes!

Key facts

• New doors
• Gas stove
• Updated plumbing

Tags

• UPGRADED LIVING SPACE
• UPDATED PLUMBING
• TANKLESS WATER HEATER
• GAS STOVE
• NEW WINDOWS
• NEW DOORS

Property features AI

Finance

• HOA & community: Located in a senior community; Mira Mar Mobile Community with community pool

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding; Metal roof
• Exterior features: Covered porch with awning(s); In-ground community pool; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas oven; Gas cooktop
• Bedrooms: 1 possible bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling unit(s)
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator; Gas oven and gas cooktop; Awning-covered porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 9.5% 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: schools D+, crime D, cost of living F.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,150/mo this rent would consume 46% of the median local household income ($82k/yr) (locally 2729% 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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 18y 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.
• Current owner paid $219k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $297,750
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 N Cleveland St #11	0.00mi	2/1.0 (+1)	680 (-9%)	12mo	$168,000	$247	70
900 N Cleveland St #33	0.05mi	2/1.0 (+1)	640 (-15%)	3mo	$254,000	$397	65
900 N Cleveland St #50	0.05mi	2/2.0 (+1)	656 (-12%)	23mo	$299,900	$457	49

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $2,022
• Equity at exit: $38,752

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $58,636
• Equity at exit: $22,471

Cash invested: $72,772 (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 92054

• Rents YoY: 3.0%
• Active inventory: 165
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,150 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $693

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 73%

Sensitivity live

Price	-10% $872	-5% $783	+0% $693	+5% $603	+10% $513
Rent	-10% $444	-5% $568	+0% $693	+5% $817	+10% $942
Rate	-1.0pp $824	-0.5pp $759	base $693	+0.5pp $625	+1.0pp $557

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
999 N Pacific St Unit G2 Oceanside, CA	2.0	2.0	1040	$4,000	$3.85	44d	1	0.15mi
1001 N Coast Hwy Oceanside, CA	1.0–3.0	1.0–2.0	1035	$2,969	$2.87	0d	23	0.16mi
714 N Freeman St Unit D Oceanside, CA	2.0	2.0	757	$2,450	$3.24	44d	1	0.26mi
621 N Pacific St #204 Oceanside, CA	2.0	2.0	888	$5,000	$5.63	3d	1	0.29mi
705 N Ditmar St Unit 2 Oceanside, CA	1.0	1.0	600	$2,200	$3.67	44d	1	0.29mi
600 N The Strand #36 Oceanside, CA	2.0	2.0	1075	$4,500	$4.19	44d	1	0.30mi
600 N The Strand #2 Oceanside, CA	1.0	1.0	831	$3,800	$4.57	17d	1	0.30mi
600 N The Strand #37 Oceanside, CA	1.0	1.0	831	$4,000	$4.81	25d	1	0.30mi
600 N The Strand #35 Oceanside, CA	2.0	2.0	1075	$5,000	$4.65	44d	1	0.30mi
600 The Strand N Oceanside, CA	1.0	1.0	831	$4,000	$4.81	44d	1	0.32mi
520 N Freeman St Unit 11 Oceanside, CA	1.0	1.0	616	$2,125	$3.45	25d	1	0.37mi
620 N Nevada St Oceanside, CA	1.0	1.0	800	$2,950	$3.69	5d	1	0.38mi
609 N Clementine St Unit 609 B Oceanside, CA	2.0	1.5	834	$3,200	$3.84	44d	1	0.41mi
501 N Ditmar St Unit P Oceanside, CA	2.0	1.0	553	$2,395	$4.33	13d	1	0.41mi
501 N Ditmar St Unit C Oceanside, CA	2.0	2.0	1000	$3,050	$3.05	5d	1	0.41mi
501 N Ditmar St Oceanside, CA	2.0	2.0	1000	$3,150	$3.15	44d	1	0.41mi
501 N Ditmar St Oceanside, CA	2.0	1.0	553	$2,395	$4.33	17d	1	0.41mi
400 N The Strand #46 Oceanside, CA	2.0	2.0	1010	$4,500	$4.46	25d	1	0.41mi
408 N Tremont St Oceanside, CA	2.0	1.0	1000	$3,800	$3.80	4d	1	0.43mi
400 N The Strand #18 Oceanside, CA	2.0	2.0	1010	$4,250	$4.21	44d	1	0.45mi
400 N The Strand #16 Oceanside, CA	1.0	1.0	860	$4,000	$4.65	44d	1	0.45mi
355 N Cleveland St #310 Oceanside, CA	1.0	1.0	771	$3,395	$4.40	44d	1	0.46mi
500 N Clementine St Unit 7 Oceanside, CA	1.0	1.0	1000	$2,450	$2.45	17d	1	0.49mi
500 N Clementine St Unit 3 Oceanside, CA	1.0	1.0	532	$2,500	$4.70	5d	1	0.49mi
550 Seagaze Dr Oceanside, CA	—	1.0	774	$3,400	$4.39	44d	1	0.66mi
1311 W Puls St Unit D Oceanside, CA	2.0	1.0	892	$2,150	$2.41	20d	1	0.76mi
1311 W Puls St Unit D Oceanside, CA	2.0	1.0	892	$2,150	$2.41	15d	1	0.76mi
1311 W Puls St Unit D Oceanside, CA	2.0	1.0	892	$2,150	$2.41	0d	1	0.76mi
137 S Myers St Apt A Oceanside, CA	1.0	1.0	600	$2,195	$3.66	0d	1	0.77mi
201 S Horne St Unit 3 Oceanside, CA	1.0	1.0	800	$2,095	$2.62	2d	1	0.83mi
225 S Ditmar St Apt J Oceanside, CA	1.0	1.0	614	$2,150	$3.50	0d	1	0.84mi
216 S Clementine St Unit 3 Oceanside, CA	1.0	1.0	550	$3,800	$6.91	25d	1	0.85mi
1430 Dubuque St Oceanside, CA	1.0	1.0	550	$1,995	$3.63	25d	1	0.87mi
302 S The Strand Unit 4 Oceanside, CA	1.0	1.0	650	$2,995	$4.61	44d	1	0.91mi
1406 Olive St Unit B Oceanside, CA	2.0	1.0	800	$2,545	$3.18	5d	1	0.91mi
409 S Tremont St Unit A Oceanside, CA	1.0	1.0	525	$2,445	$4.66	25d	1	0.97mi
1601 Kraft St Oceanside, CA	2.0	1.0	1032	$5,000	$4.84	44d	1	0.99mi
330 S Horne St Unit 17 Oceanside, CA	2.0	2.0	1100	$2,995	$2.72	5d	1	0.99mi
330 S Horne St Oceanside, CA	2.0	1.0	672	$2,795	$4.16	25d	1	0.99mi
417 S Ditmar St Unit A Oceanside, CA	2.0	1.0	900	$3,100	$3.44	44d	1	1.01mi

Listing history 11 events

1. 2026-06-18
   days on market $259,900 Active 14 DOM
2. 2026-06-17
   days on market $259,900 Active 13 DOM
3. 2026-06-16
   days on market $259,900 Active 12 DOM
4. 2026-06-15
   days on market $259,900 Active 11 DOM
5. 2026-06-13
   days on market $259,900 Active 9 DOM
6. 2026-06-13
   days on market $259,900 Active 8 DOM
7. 2026-06-09
   days on market $259,900 Active 5 DOM
8. 2026-06-08
   days on market $259,900 Active 4 DOM
9. 2026-06-07
   days on market $259,900 Active 3 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $259,900 Active 1 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥83°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,805
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$7,561
• Taxable income: $4,439
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $7,247/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): 38,417
• Household income: $82,408
• Rent vs Own: 60.9% rent · 39.1% own
• Severe rent burden: 2729.0

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 0.62)
• Race & ethnicity: White 46% Hispanic / Latino 41% Two or more races 23% Asian 4% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 1% Tagalog/Filipino 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: ▼ -985.21%
• Current HPI: 461.2228
• Rent YoY: ▲ 2.99%
• 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

+477.6% since first listed

21 events — show timeline

• 2026-06-04 Listed $259,900 SDMLS
• 2025-07-10 Listing Removed — SDMLS
• 2025-07-03 Listed $249,000 SDMLS
• 2023-10-16 Sold (MLS) $219,000 SDMLS
• 2023-09-16 Pending — SDMLS
• 2023-09-08 Listed $219,000 SDMLS
• 2021-07-08 Sold (MLS) $168,000 SDMLS
• 2021-06-05 Pending — SDMLS
• 2021-05-27 Listed $167,000 SDMLS
• 2020-09-18 Sold (MLS) $159,000 SDMLS
• 2020-08-19 Pending — SDMLS
• 2020-08-15 Listed $159,900 SDMLS
• 2018-10-18 Sold (MLS) $129,000 SDMLS
• 2018-09-16 Pending — SDMLS
• 2018-08-03 Relisted — SDMLS
• 2018-08-03 Listing Removed — SDMLS
• 2018-07-13 Price Changed $139,900 SDMLS
• 2018-05-25 Listed $149,900 SDMLS
• 2010-11-17 Sold (MLS) $44,000 CRMLS
• 2009-10-13 Price Changed $45,000 SDMLS
• 2008-11-18 Listed $45,000 CRMLS