13594 Highway 8 Business Spc 66 · Lakeside, CA 92040

$179,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 62 Days on market

Built 2016 Est $172k · 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 +5.6/15.0
• 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 MLS

Just Reduced! Don’t miss your chance to own this beautifully remodeled Golden West Home. Nestled in a tranquil 55+ neighborhood, this home offers its next owner a fully renovated place to call home. Boasting a large open floorplan, this property features brand new flooring, gorgeous granite countertops throughout, new cabinets and much more. The spacious master bedroom offers an en-suite bathroom and large walk-in closet. A Separate laundry room and large living room are just a few of the many features you will love. With minimal maintenance, this home is truly one of a kind.

Key facts

• Large walk-in closet
• Remodeled home
• 2 parking spots

Tags

• REMODELED HOME
• PRIVATE EN-SUITE BATHROOM
• LARGE WALK-IN CLOSET
• SEPARATE LAUNDRY ROOM
• EXPANSIVE LIVING AREA
• LOW-MAINTENANCE FEATURES

Property features AI

Finance

• HOA & community: Located in a senior community; Part of Ridgecrest Community (subdivision: Lakeside)

Exterior

• Parking: 2 parking spaces
• Utilities: Connected to sewer
• Home design: Manufactured home (single-story)
• Construction: HardiPlank-type exterior; Asphalt roof; 1 story
• Exterior features: Community pool

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Free-standing range / Gas range / Gas cooktop; Oven; Gas oven; Ice maker; Vented exhaust fan
• Bedrooms: Can be configured as 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Refrigerator; Washer; Free-standing range; Freezer; Gas oven; Ice maker; Vented exhaust fan; Gas range/Gas cooktop; Range; Oven
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

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 ($3k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.53% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.84%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $171,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13594 Highway 8 Business #33	0.00mi	2/2.0 (-1)	987 (+3%)	3mo	$177,000	$179	88
13490 Highway 8 Business Spc 24	0.14mi	2/2.0 (-1)	960 (0%)	1mo	$133,500	$139	88
13594 Highway 8 Business #42	0.02mi	2/2.0 (-1)	960 (0%)	12mo	$193,000	$201	84
13594 Highway 8 Business #48	0.00mi	2/2.0 (-1)	920 (-4%)	6mo	$170,000	$185	83
13490 Highway 8 Business Spc 14	0.14mi	2/1.0 (-1)	960 (0%)	6mo	$98,000	$102	80
13594 HWY 8 BUS #18	0.00mi	2/2.0 (-1)	960 (0%)	22mo	$129,000	$134	77
13594 Highway 8 Business #64	0.02mi	3/2.0	1,057 (+10%)	7mo	$169,000	$160	76
13490 Highway 8 Business Spc 23	0.14mi	2/2.0 (-1)	1,040 (+8%)	8mo	$210,000	$202	68
13594 Highway 8 Business #21	0.00mi	2/2.0 (-1)	1,023 (+7%)	22mo	$197,000	$193	66
13594 Highway 8 Business Spc 7	0.00mi	3/2.0	1,082 (+13%)	17mo	$190,000	$176	65
13490 Highway 8 Business Spc 53	0.14mi	3/2.0	1,100 (+15%)	12mo	$110,000	$100	59
13300 Los Coches Rd E Spc 12	0.41mi	2/2.0 (-1)	1,088 (+13%)	14mo	$207,000	$190	42

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $41,222
• Equity at exit: $26,689

10-year hold

• IRR: 28.6%
• Equity multiple: 3.61×
• Total profit: $130,630
• Equity at exit: $15,477

Cash invested: $50,120 (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 92040

• Rents YoY: 3.6%
• Active inventory: 148
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,741 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $1,079

Break-even live

Break-even rent $1,375

Max offer price $179,000

Occupancy floor 56%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,239	$2.49	1d	1	0.96mi

Listing history 19 events

1. 2026-06-18
   days on market $179,000 Active 62 DOM
2. 2026-06-17
   days on market $179,000 Active 61 DOM
3. 2026-06-16
   days on market $179,000 Active 60 DOM
4. 2026-06-15
   days on market $179,000 Active 59 DOM
5. 2026-06-13
   days on market $179,000 Active 57 DOM
6. 2026-06-09
   days on market $179,000 Active 53 DOM
7. 2026-06-08
   days on market $179,000 Active 52 DOM
8. 2026-06-07
   days on market $179,000 Active 51 DOM
9. 2026-06-04
   days on market $179,000 Active 48 DOM
10. 2026-06-03
    days on market $179,000 Active 47 DOM
11. 2026-06-02
    days on market $179,000 Active 46 DOM
12. 2026-06-02
    price $179,000 Active 45 DOM
13. 2026-06-01
    days on market $187,000 Active 45 DOM
14. 2026-05-31
    days on market $187,000 Active 44 DOM
15. 2026-04-17
    listed $187,000 Active
16. 2022-12-05
    soldstatus $169,750 Sold 588-char remark

    Show marketing remark (588 chars)

    Just Reduced! Don’t miss your chance to own this beautifully remodeled Golden West Home. Nestled in a tranquil 55+ neighborhood, this home offers its next owner a fully renovated place to call home. Boasting a large open floorplan, this property features brand new flooring, gorgeous granite countertops throughout, new cabinets and much more. The spacious master bedroom offers an en-suite bathroom and large walk-in closet. A Separate laundry room and large living room are just a few of the many features you will love. With minimal maintenance, this home is truly one of a kind.

17. 2022-11-24
    status Pending 588-char remark

    Show marketing remark (588 chars)

    Just Reduced! Don’t miss your chance to own this beautifully remodeled Golden West Home. Nestled in a tranquil 55+ neighborhood, this home offers its next owner a fully renovated place to call home. Boasting a large open floorplan, this property features brand new flooring, gorgeous granite countertops throughout, new cabinets and much more. The spacious master bedroom offers an en-suite bathroom and large walk-in closet. A Separate laundry room and large living room are just a few of the many features you will love. With minimal maintenance, this home is truly one of a kind.

18. 2022-11-16
    price $169,750 588-char remark

    Show marketing remark (588 chars)

    Just Reduced! Don’t miss your chance to own this beautifully remodeled Golden West Home. Nestled in a tranquil 55+ neighborhood, this home offers its next owner a fully renovated place to call home. Boasting a large open floorplan, this property features brand new flooring, gorgeous granite countertops throughout, new cabinets and much more. The spacious master bedroom offers an en-suite bathroom and large walk-in closet. A Separate laundry room and large living room are just a few of the many features you will love. With minimal maintenance, this home is truly one of a kind.

19. 2022-09-28
    listed $179,750 Active 588-char remark

    Show marketing remark (588 chars)

    Just Reduced! Don’t miss your chance to own this beautifully remodeled Golden West Home. Nestled in a tranquil 55+ neighborhood, this home offers its next owner a fully renovated place to call home. Boasting a large open floorplan, this property features brand new flooring, gorgeous granite countertops throughout, new cabinets and much more. The spacious master bedroom offers an en-suite bathroom and large walk-in closet. A Separate laundry room and large living room are just a few of the many features you will love. With minimal maintenance, this home is truly one of a kind.

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$484/yr (+$40/mo · 55.2%)

ⓘ 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 · 16 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: $32,892
• − Mortgage interest: −$10,027
• − Property taxes: −$877
• − Insurance: −$895
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$5,207
• Taxable income: $10,624
• Est. tax owed @ 24.0%: −$2,550
• After-tax cash flow: $10,399/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

+4.0% since first listed

5 events — show timeline

• 2026-04-17 Listed $187,000 SDMLS
• 2022-12-05 Sold (MLS) $169,750 SDMLS
• 2022-11-24 Pending — SDMLS
• 2022-11-16 Price Changed $169,750 SDMLS
• 2022-09-28 Listed $179,750 SDMLS