1800 S MAIN St #60 · Lakeport, CA 95453

$169,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 245 Days on market

Built 1977 Good condition $117/sqft · at area comps Est $178k · at est. ↓ 11% since listing

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Why this score? — see what drove the C+ 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 +9.7/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS THE BEST SENIOR PARK. PARKING FOR AT LEAST 6 VEHICLES ON PROPERTY. POSSIBLE R. V. PARKING MUST GET APPROVAL FROM MANAGER. DOCK AND RAMP AT REAR OF LOT, LEADS INTO LAGOON WHICH HAS WATER WAY TO LAKE. CONCRETE ON 3 SIDES OF MANUFACTURED HOME. BEAUTIFUL FRON LAWN. PATIO WITH AWNING BETWEEN HOME AND STORAGE BUILDING COVERED WALKWAY TO REAR OF PROPERTY LEADING TO LAGOON. PROPANE GAS GENERATOR CONNECTED TO GAS LINE AND HOME WIRED TO KEEP HOME ELECTRIFIED. ENCLOSED SIDE YARD. 2 MINI SPLITS SYSTEMS INSTALLED IN HOME. THIS HOME IS IN PRIME CONDITION AND READY FOR YOUR DREAM .

Key facts

• Patio with awning
• Water way to lake
• Dock and ramp

Tags

• DOCK AND RAMP
• WATER WAY TO LAKE
• PATIO WITH AWNING
• COVERED WALKWAY TO REAR
• PROPANE GAS GENERATOR
• ENCLOSED SIDE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.3% in Lakeport — 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 54/100 on livability (#925 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: health & safety C-, schools D+, employment D+.
• Lakeport Unified (town): math 13% / reading 30% proficiency, ranked #451 of 517 in CA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $177,610
• List price: $169,000
• Delta: -4.85%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 S Main St #89	0.09mi	2/2.0	1,440 (0%)	4mo	$170,000	$118	92
1800 South Main St #78	0.05mi	2/2.0	1,400 (-3%)	13mo	$250,000	$179	83
1800 S Main #24	0.05mi	3/2.0 (+1)	1,440 (0%)	13mo	$145,000	$101	82
1800 S Main #19	0.05mi	2/2.0	1,344 (-7%)	6mo	$125,000	$93	82
1800 S Main St #86	0.05mi	2/2.0	1,440 (0%)	19mo	$210,000	$146	82
1800 south main #23	0.05mi	2/2.0	1,368 (-5%)	10mo	$112,000	$82	81
1900 S Main St #29	0.19mi	2/2.0	1,452 (+1%)	11mo	$265,000	$183	80
1900 S Main St #11	0.26mi	2/2.0	1,440 (0%)	11mo	$188,000	$131	79
1800 South Main St #14	0.08mi	2/2.0	1,344 (-7%)	13mo	$151,903	$113	74
1900 S Main St #43	0.26mi	2/2.0	1,560 (+8%)	11mo	$296,000	$190	65
1900 S Main St #26	0.22mi	3/2.0 (+1)	1,612 (+12%)	8mo	$314,000	$195	58
1025 Martin St #7	0.69mi	3/2.0 (+1)	1,440 (0%)	20mo	$40,000	$28	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,469
• Equity at exit: $25,198

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $38,520
• Equity at exit: $14,612

Cash invested: $47,320 (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 95453

• Active inventory: 148
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $453

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 73%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Grace Ln Lakeport, CA	2.0	2.0	1200	$2,500	$2.08	43d	1	0.18mi
10 Royale Ave Lakeport, CA	2.0–3.0	2.0	1475	$1,800	$1.22	43d	3	0.26mi
10 Royale Ave #21 Lakeport, CA	2.0	2.0	1225	$2,195	$1.79	43d	1	0.26mi
10 Royale Ave #17 Lakeport, CA	2.0	2.0	1221	$2,100	$1.72	43d	1	0.26mi
595 9th St Lakeport, CA	3.0	2.5	1596	$1,900	$1.19	43d	1	1.17mi

Listing history 34 events

1. 2026-06-19
   days on market $169,000 Active 245 DOM
2. 2026-06-18
   days on market $169,000 Active 244 DOM
3. 2026-06-17
   days on market $169,000 Active 243 DOM
4. 2026-06-16
   days on market $169,000 Active 242 DOM
5. 2026-06-15
   days on market $169,000 Active 241 DOM
6. 2026-06-14
   days on market $169,000 Active 239 DOM
7. 2026-06-12
   statusdays on market $169,000 Active 238 DOM
8. 2026-06-09
   days on market $169,000 Active Under Contract 235 DOM
9. 2026-06-08
   days on market $169,000 Active Under Contract 234 DOM
10. 2026-06-07
    statusdays on market $169,000 Active Under Contract 233 DOM
11. 2026-06-05
    days on market $169,000 Active 230 DOM
12. 2026-06-03
    days on market $169,000 Active 229 DOM
13. 2026-06-02
    days on market $169,000 Active 228 DOM
14. 2026-06-01
    days on market $169,000 Active 227 DOM
15. 2026-05-31
    days on market $169,000 Active 226 DOM
16. 2026-05-30
    days on market $169,000 Active 225 DOM
17. 2026-03-13
    price $169,000 581-char remark

    Show marketing remark (581 chars)

    THIS IS THE BEST SENIOR PARK. PARKING FOR AT LEAST 6 VEHICLES ON PROPERTY. POSSIBLE R. V. PARKING MUST GET APPROVAL FROM MANAGER. DOCK AND RAMP AT REAR OF LOT, LEADS INTO LAGOON WHICH HAS WATER WAY TO LAKE. CONCRETE ON 3 SIDES OF MANUFACTURED HOME. BEAUTIFUL FRON LAWN. PATIO WITH AWNING BETWEEN HOME AND STORAGE BUILDING COVERED WALKWAY TO REAR OF PROPERTY LEADING TO LAGOON. PROPANE GAS GENERATOR CONNECTED TO GAS LINE AND HOME WIRED TO KEEP HOME ELECTRIFIED. ENCLOSED SIDE YARD. 2 MINI SPLITS SYSTEMS INSTALLED IN HOME. THIS HOME IS IN PRIME CONDITION AND READY FOR YOUR DREAM .

18. 2025-10-17
    listed $179,950 Active 581-char remark

    Show marketing remark (581 chars)

    THIS IS THE BEST SENIOR PARK. PARKING FOR AT LEAST 6 VEHICLES ON PROPERTY. POSSIBLE R. V. PARKING MUST GET APPROVAL FROM MANAGER. DOCK AND RAMP AT REAR OF LOT, LEADS INTO LAGOON WHICH HAS WATER WAY TO LAKE. CONCRETE ON 3 SIDES OF MANUFACTURED HOME. BEAUTIFUL FRON LAWN. PATIO WITH AWNING BETWEEN HOME AND STORAGE BUILDING COVERED WALKWAY TO REAR OF PROPERTY LEADING TO LAGOON. PROPANE GAS GENERATOR CONNECTED TO GAS LINE AND HOME WIRED TO KEEP HOME ELECTRIFIED. ENCLOSED SIDE YARD. 2 MINI SPLITS SYSTEMS INSTALLED IN HOME. THIS HOME IS IN PRIME CONDITION AND READY FOR YOUR DREAM .

19. 2025-09-17
    historical
20. 2025-04-14
    price $199,950
21. 2025-03-10
    listed $210,000 Active
22. 2022-12-17
    status Active
23. 2022-12-17
    historical
24. 2022-10-10
    status Active
25. 2022-10-06
    status Active
26. 2022-10-06
    price $154,888
27. 2022-09-02
    status Active Under Contract
28. 2022-08-31
    historical
29. 2022-08-31
    historical
30. 2022-07-12
    price $169,888
31. 2022-05-18
    status Active
32. 2022-05-16
    status Pending Sale
33. 2022-04-20
    historical Active Under Contract
34. 2022-02-10
    listed $189,888 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,615
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$4,916
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,731/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in prime condition and ready for a new owner. It features modern appliances, clean bathrooms, and a well-maintained exterior. Consider painting the exterior siding and replacing the propane gas generator for a slight increase in value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace propane gas generator — Ensures home is electrified and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace propane gas generator — Ensures home is electrified and reduces maintenance costs ↑

ⓘ 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: Lakeport Unified
• NCES district ID: 0620670
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $44,332
• Composite: 18.55/100
• National rank: #8912
• State rank: #451 of 517 in CA

Livability — Lakeport

• Score: 54/100
• State rank: #925
• US rank: #24236

Category grades

Amenities F Commute F Cost of living F Crime F Employment D+ Housing A Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeport, CA
• County: Lake County · 24,333 people
• City population: 11,741
• Metro: Clearlake, CA
• Population (ZIP): 11,741
• Household income: $71,419
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 250.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.01%
• Current HPI: 155.5391
• Rent YoY: —
• Metro: Clearlake, 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

-11.0% since first listed

18 events — show timeline

• 2026-03-13 Price Changed $169,000 CRMLS
• 2025-10-17 Listed $179,950 CRMLS
• 2025-09-17 Listing Removed — CRMLS
• 2025-04-14 Price Changed $199,950 CRMLS
• 2025-03-10 Listed $210,000 CRMLS
• 2022-12-17 Relisted — CRMLS
• 2022-12-17 Listing Removed — CRMLS
• 2022-10-10 Relisted — CRMLS
• 2022-10-06 Relisted — CRMLS
• 2022-10-06 Price Changed $154,888 CRMLS
• 2022-09-02 Relisted — CRMLS
• 2022-08-31 Listing Removed — CRMLS
• 2022-08-31 Listing Removed — CRMLS
• 2022-07-12 Price Changed $169,888 CRMLS
• 2022-05-18 Relisted — CRMLS
• 2022-05-16 Pending — CRMLS
• 2022-04-20 Contingent — CRMLS
• 2022-02-10 Listed $189,888 CRMLS