2230 Lake Park #54 · San Jacinto, CA 92583

$75,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 140 Days on market

Built 1971 Fair condition $52/sqft · at area comps Est $79k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Soboba Springs, a desirable 55+ community in San Jacinto. This spacious double-wide mobile home offers approximately 1,300 sq ft of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a large living room and a functional kitchen with plenty of storage, including a cozy coffee nook with a built-in table. An additional room at the back of the kitchen provides flexible space that can be used as a pantry, home office, hobby room, or guest area. The layout is open and practical, making everyday living easy and comfortable. Community amenities include a clubhouse, pool, and social activities, and the location is hard to beat. The Soboba Casino and Event Center is right across the street, offering entertainment and dining, while nearby attractions include Lake Skinner, Diamond Valley Lake, Lake Hemet, and the surrounding mountain areas. Shopping centers, grocery stores, and restaurants are conveniently close. A great opportunity to enjoy relaxed living in a well-located senior community.

Key facts

• Functional kitchen
• Flexible space
• Cozy coffee nook

Tags

• LARGE LIVING ROOM
• FUNCTIONAL KITCHEN
• COZY COFFEE NOOK
• FLEXIBLE SPACE
• COMMUNITY AMENITIES
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% 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); 159 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 43% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1971 — 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: 3.27% ✓
• Cap rate: 29.04%
• Cash-on-cash: 81.25%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

• ARV (median comp): $78,750
• List price: $75,000
• Delta: -4.76%
• Verdict: FAIR
• 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	0.02mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	97
2230 Lake Park #127	0.18mi	2/2.0	1,440 (0%)	3mo	$32,000	$22	89
2230 Lake Park Dr #174	0.01mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	86
2230 Lake Park Dr #223	0.02mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	85
2230 Lake Park Dr #143	0.18mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	80
2230 Lake Park Dr #133	0.02mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	78
2230 Lake Park #193	0.18mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	73
1499 Old Mtn #51	0.74mi	2/2.0	1,456 (+1%)	2mo	$120,000	$82	62
1499 Old Mountain Ave #93	0.70mi	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: 81.0%
• Equity multiple: 4.69×
• Total profit: $77,480
• Equity at exit: $11,183

10-year hold

• IRR: 84.3%
• Equity multiple: 9.59×
• Total profit: $180,316
• Equity at exit: $6,485

Cash invested: $21,000 (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: 159
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,422

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 37%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	10d	1	0.82mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	0.85mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	43d	1	0.97mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	1.25mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	1.25mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	1.37mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	1.38mi
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	5d	1	1.38mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 140 DOM
2. 2026-06-17
   days on market $75,000 Active 139 DOM
3. 2026-06-16
   days on market $75,000 Active 138 DOM
4. 2026-06-15
   days on market $75,000 Active 137 DOM
5. 2026-06-13
   days on market $75,000 Active 135 DOM
6. 2026-06-13
   days on market $75,000 Active 134 DOM
7. 2026-06-09
   days on market $75,000 Active 131 DOM
8. 2026-06-08
   days on market $75,000 Active 130 DOM
9. 2026-06-07
   pricedays on market $75,000 Active 129 DOM
10. 2026-06-04
    days on market $79,999 Active 126 DOM
11. 2026-06-03
    days on market $79,999 Active 125 DOM
12. 2026-06-02
    days on market $79,999 Active 124 DOM
13. 2026-06-01
    days on market $79,999 Active 123 DOM
14. 2026-05-31
    days on market $79,999 Active 122 DOM
15. 2026-01-29
    listed $79,999 Active 1030-char remark

    Show marketing remark (1030 chars)

    Welcome to Soboba Springs, a desirable 55+ community in San Jacinto. This spacious double-wide mobile home offers approximately 1,300 sq ft of comfortable living space with 2 bedrooms and 2 bathrooms. The home features a large living room and a functional kitchen with plenty of storage, including a cozy coffee nook with a built-in table. An additional room at the back of the kitchen provides flexible space that can be used as a pantry, home office, hobby room, or guest area. The layout is open and practical, making everyday living easy and comfortable. Community amenities include a clubhouse, pool, and social activities, and the location is hard to beat. The Soboba Casino and Event Center is right across the street, offering entertainment and dining, while nearby attractions include Lake Skinner, Diamond Valley Lake, Lake Hemet, and the surrounding mountain areas. Shopping centers, grocery stores, and restaurants are conveniently close. A great opportunity to enjoy relaxed living in a well-located senior community.

16. 2026-01-25
    historical
17. 2025-10-25
    listed $79,999 Active
18. 2024-06-11
    soldstatus $60,000 Closed Sale
19. 2024-05-02
    status Pending Sale
20. 2024-04-23
    listed $60,000 Active
21. 2024-04-21
    historical $60,000

ⓘ 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: $29,470
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$2,182
• Taxable income: $16,872
• Est. tax owed @ 24.0%: −$4,049
• After-tax cash flow: $13,012/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, including new siding, flooring, and painting, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet
• Major interior walls — Peeling paint

Value-add opportunities

• Both new exterior siding — Enhances curb appeal and value
• Both new flooring — Improves living space and value
• Both paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both new exterior siding — Enhances curb appeal and value ↑
• Both new flooring — Improves living space and value ↑
• Both paint interior walls — Enhances interior appearance and 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

+33.3% since first listed

7 events — show timeline

• 2026-01-29 Listed $79,999 CRMLS
• 2026-01-25 Listing Removed — CRMLS
• 2025-10-25 Listed $79,999 CRMLS
• 2024-06-11 Sold (MLS) $60,000 CRMLS
• 2024-05-02 Pending — CRMLS
• 2024-04-23 Listed $60,000 CRMLS
• 2024-04-21 Coming Soon $60,000 CRMLS