62 Hummingbird Ln · Oceanside, CA 92057

$379,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 12 Days on market

Built 2019

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Own the land AND enjoy coastal living just minutes from the beach. This is a highly sought-after 55+ community of San Luis Rey. This beautifully maintained 2019 Fleetwood Canyon Lake manufactured home offers newer construction, low monthly fees, and the rare benefit of land ownership (no space rent. ) Located only about 5 miles from Oceanside’s beaches, pier, restaurants, and vibrant coastal dining scene, this home combines affordability and comfort. This spacious 3-bedroom, 2-bath home is designed for comfortable, low-maintenance living with thoughtful upgrades throughout, including a newly added fence, brand-new tankless water heater, and added laundry room cabinetry for extra stora

Key facts

• Whirlpool appliances
• Community amenities
• Two clubhouses

Tags

• TANKLESS WATER HEATER
• ADDED LAUNDRY ROOM CABINETRY
• WHIRLPOOL APPLIANCES
• COMMUNITY AMENITIES
• TWO CLUBHOUSES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size reported as 1–3,999 (units listed as acres)
• HOA & community: Senior community; Community main gate at 300 Academy Road

Exterior

• Parking: Tandem 2-car garage (2 total parking spaces)
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story; Located in the San Luis Rey community
• Construction: Vinyl siding; Composition roof; Built as a manufactured home
• Exterior features: Partial fencing with gate; Shed(s)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $379k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (17.3% below list).
• Recommended offer: $313k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: crime D, cost of living F, health & safety D-.
• 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.
• Zoned schools: Nichols Elementary (511 students, 73% FRL); Martin Luther King Jr. Middle (1,182 students, 63% FRL); El Camino High (math 35% / reading 56%, grade D-, #417 of 1,170 statewide, top 36%, 2,637 students, 66% FRL) — zoned schools average 68% FRL vs 47% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 246 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 35% of the median local income ($109k/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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 9y 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 $275k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,246 (17.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $240,100
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Pheasant Ln #106	0.00mi	2/2.0 (-1)	960 (-2%)	0mo	$179,765	$187	91
269 Quail Ln	0.00mi	2/2.0 (-1)	960 (-2%)	5mo	$299,000	$311	88
94 Pheasant Ln	0.00mi	2/2.0 (-1)	960 (-2%)	14mo	$250,000	$260	80
17 Oriole Ln	0.00mi	2/2.0 (-1)	1,000 (+2%)	15mo	$270,000	$270	79
326 Killdeer Ln	0.00mi	2/2.0 (-1)	1,060 (+8%)	8mo	$265,000	$250	75
152 Roadrunner Ln	0.00mi	2/2.0 (-1)	1,000 (+2%)	22mo	$242,000	$242	73
12 Oriole Ln	0.08mi	2/2.0 (-1)	1,100 (+12%)	12mo	$245,000	$223	61
57 Bob Ln	0.68mi	2/2.0 (-1)	960 (-2%)	9mo	$235,000	$245	52
80 Shirle Ln	0.60mi	2/2.0 (-1)	924 (-6%)	17mo	$215,000	$233	43

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-67,905
• Equity at exit: $56,510

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-64,801
• Equity at exit: $32,769

Cash invested: $106,120 (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 92057

• Rents YoY: 3.3%
• Active inventory: 246
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$321 /mo · $3,849/yr
• Insurance: −$158
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-117

Break-even live

Break-even rent $3,280

Max offer price $358,371

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $-10	+0% $-117	+5% $-224	+10% $-331
Rent	-10% $-364	-5% $-241	+0% $-117	+5% $7	+10% $131
Rate	-1.0pp $74	-0.5pp $-20	base $-117	+0.5pp $-215	+1.0pp $-315

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
283 Douglas Dr Oceanside, CA	2.0–3.0	2.0	1017	$3,047	$3.00	0d	8	0.58mi
4398 Rainier Way Oceanside, CA	1.0–2.0	1.0–2.0	827	$2,750	$3.32	3d	6	0.63mi
190 Avenida Descanso Oceanside, CA	2.0	2.0	912	$2,650	$2.91	3d	1	0.72mi
256 Riverview Way Unit NA Oceanside, CA	2.0	2.0	960	$2,850	$2.97	6d	1	0.75mi
256 Riverview Way Oceanside, CA	2.0	2.0	960	$2,950	$3.07	3d	1	0.75mi
145 Francesca Dr Oceanside, CA	2.0	1.0	827	$2,600	$3.14	25d	1	0.77mi
4243 Arroyo Vista Way #330 Oceanside, CA	2.0	2.0	791	$3,700	$4.68	45d	1	0.82mi
4560 Anne Sladon St Oceanside, CA	2.0	1.0	837	$3,000	$3.58	45d	1	0.83mi
4251 Arroyo Vista Way #344 Oceanside, CA	3.0	2.0	1094	$3,850	$3.52	45d	1	0.83mi
4401 Mission Ave Oceanside, CA	1.0–3.0	1.0–2.0	975	$3,848	$3.95	0d	11	0.87mi
328 Riverview Way Oceanside, CA	2.0	2.0	932	$2,800	$3.00	25d	1	0.89mi
266 N El Camino Real Oceanside, CA	2.0	1.0	865	$2,500	$2.89	12d	4	0.89mi
263 San Dimas Ave Oceanside, CA	2.0	2.0	908	$3,850	$4.24	45d	1	0.92mi
4269 Black Duck Way Oceanside, CA	2.0	2.0	1056	$2,800	$2.65	11d	1	0.92mi
771 Iverson Point Way Oceanside, CA	2.0	1.5	1104	$3,050	$2.76	0d	1	0.94mi
771 Iverson Point Way Oceanside, CA	2.0	1.5	1104	$3,050	$2.76	16d	1	0.94mi
264 Rancho Del Oro Dr Oceanside, CA	2.0	1.0–2.0	988	$2,773	$2.81	0d	15	0.94mi
4402 Shearwater Way Oceanside, CA	2.0	2.0	1072	$2,900	$2.71	45d	1	1.05mi
200 N El Camino Real #291 Oceanside, CA	2.0	1.0	756	$2,055	$2.72	25d	1	1.07mi
359 San Dimas Ave Oceanside, CA	2.0	1.0	820	$3,000	$3.66	22d	1	1.09mi
3891 San Ramon Dr Oceanside, CA	1.0–2.0	1.0–2.0	814	$2,908	$3.57	0d	23	1.09mi
513 Calle Montecito #66 Oceanside, CA	2.0	2.0	958	$2,350	$2.45	45d	1	1.15mi
510 Calle Montecito #60 Oceanside, CA	2.0	1.0	806	$2,495	$3.10	6d	1	1.17mi
526 Calle Montecito #140 Oceanside, CA	2.0	1.0	809	$2,690	$3.33	0d	1	1.18mi
517 Calle Montecito #87 Oceanside, CA	2.0	2.0	856	$2,900	$3.39	6d	1	1.19mi
615 Fredricks Ave #166 Oceanside, CA	2.0	2.0	1000	$2,650	$2.65	45d	1	1.19mi
615 Fredricks Ave Unit 2nd floor Oceanside, CA	2.0	2.0	1000	$2,650	$2.65	25d	1	1.19mi
550 Los Arbolitos Blvd Oceanside, CA	1.0–3.0	1.0–2.0	933	$3,083	$3.30	0d	19	1.24mi
612 Los Arbolitos Blvd Oceanside, CA	2.0–3.0	2.0	1076	$3,232	$3.00	0d	3	1.24mi
4302 Cassanna Way Oceanside, CA	1.0–2.0	1.0–2.0	811	$2,948	$3.63	0d	9	1.35mi
3685 Vista Campana N #74 Oceanside, CA	2.0	2.0	1099	$2,550	$2.32	25d	1	1.49mi
16 Rio Lerma RANCHO DEL ORO, OC	1.0–3.0	1.0–2.0	927	$3,595	$3.88	0d	17	1.49mi

Listing history 29 events

1. 2026-06-01
   status $379,000 Pending 12 DOM
2. 2026-05-31
   days on market $379,000 Active 12 DOM
3. 2026-05-19
   listed $379,000 Active
4. 2025-04-28
   historical
5. 2025-04-27
   status Active
6. 2025-04-26
   status Pending
7. 2025-03-27
   listed $379,000 Active
8. 2025-03-21
   historical
9. 2025-01-07
   historical
10. 2024-12-24
    status Active
11. 2024-09-11
    status Pending
12. 2024-08-22
    listed $399,000 Active
13. 2020-03-19
    soldstatus $275,000 Sold
14. 2020-03-19
    soldstatus $275,000
15. 2020-02-19
    status Pending
16. 2020-01-15
    listed $285,000 Active
17. 2019-07-01
    soldstatus $80,000 Sold
18. 2019-07-01
    soldstatus $80,000
19. 2019-05-14
    status Pending
20. 2018-10-25
    price $99,000
21. 2018-07-26
    status Active
22. 2018-06-23
    status Pending
23. 2018-04-22
    price $110,000
24. 2018-04-21
    status Back On Market
25. 2018-04-04
    status Pending
26. 2018-01-20
    price $115,000
27. 2017-10-28
    listed $125,000 Active
28. 1994-04-08
    soldstatus $25,000
29. 1991-07-12
    soldstatus $30,000

ⓘ 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: $3,849 · $321/mo
• Projected year-2 tax: $3,849 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A99 · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,590
• − Mortgage interest: −$21,230
• − Property taxes: −$3,849
• − Insurance: −$3,398
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$11,025
• Taxable loss: −$7,927
• Est. tax savings @ 24.0%: +$1,902
• After-tax cash flow: $501/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): 56,835
• Household income: $108,814
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1509.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 40% White 40% Two or more races 24% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 25% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -1014.18%
• Current HPI: 393.7681
• Rent YoY: ▲ 3.29%
• 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

+1163.3% since first listed

28 events — show timeline

• 2026-06-01 Pending — SDMLS
• 2026-05-19 Listed $379,000 SDMLS
• 2025-04-28 Listing Removed — SDMLS
• 2025-04-27 Relisted — SDMLS
• 2025-04-26 Pending — SDMLS
• 2025-03-27 Listed $379,000 SDMLS
• 2025-03-21 Coming Soon — SDMLS
• 2025-01-07 Listing Removed — SDMLS
• 2024-12-24 Relisted — SDMLS
• 2024-09-11 Pending — SDMLS
• 2024-08-22 Listed $399,000 SDMLS
• 2020-03-19 Sold (Public Records) $275,000 Public Records
• 2020-03-19 Sold (MLS) $275,000 SDMLS
• 2020-02-19 Pending — SDMLS
• 2020-01-15 Listed $285,000 SDMLS
• 2019-07-01 Sold (Public Records) $80,000 Public Records
• 2019-07-01 Sold (MLS) $80,000 SDMLS
• 2019-05-14 Pending — SDMLS
• 2018-10-25 Price Changed $99,000 SDMLS
• 2018-07-26 Relisted — SDMLS
• 2018-06-23 Pending — SDMLS
• 2018-04-22 Price Changed $110,000 SDMLS
• 2018-04-21 Relisted — SDMLS
• 2018-04-04 Pending — SDMLS
• 2018-01-20 Price Changed $115,000 SDMLS
• 2017-10-28 Listed $125,000 SDMLS
• 1994-04-08 Sold (Public Records) $25,000 Public Records
• 1991-07-12 Sold (Public Records) $30,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $3,849 · +18.5% YoY. Source: county tax records.