9100 Single Oak Dr #67 · Winter Gardens, CA 92040

$229,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 12 Days on market

Built 1971 Good condition Est $270k · 15% 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 +27.2/30.0
• ARV discount +14.3/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Breathtaking panoramic views! Unobstructed views from this beautiful home. NO property taxes = big savings to you; registration is under $100 a year. Mira Vista All-Age community is one of the most amazing communities in East County. It offers its residents a beautiful swimming pool, a clubhouse and ample guest parking. This home has been beautifully updated with gorgeous flooring and a stunning but yet functional kitchen where you will enjoy cooking your daily meals. This kitchen is well equipped with stunning butcher-block countertops, soft- closing drawers/doors and all appliances are included in this sale. The bonus room right off the kitchen can be converted into a third bedroom if nee

Key facts

• Guest parking
• Clubhouse
• Swimming pool

Tags

• PANORAMIC VIEWS
• UNOBSTRUCTED VIEWS
• SWIMMING POOL
• CLUBHOUSE
• GUEST PARKING
• BUTCHER-BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Pets allowed
• Financial info: Monthly land lease: $1,380
• HOA & community: Located in Mira Vista MHP; Land lease community

Exterior

• Parking: 2 parking spaces; 2 carport spaces
• Utilities: Private water
• Home design: Double-wide mobile home; Single-story; Entry on living room level
• Construction: Mobile home (24' x 54'); Mobile home remains on site
• Exterior features: Community pool; Gutters; Two sheds on the property

Interior

• Kitchen: Garbage disposal; Refrigerator; Range with stove hood; Gas range; Dishwasher
• Bedrooms: All bedrooms located on the ground floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Single-level home; Living room entry; All bedrooms on main level; Views
• Laundry & utility: Washer included; Dryer included; In-home laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Cap rate 9.7% vs local median 2.7% in Winter Gardens — 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 61/100 on livability (#515 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-, housing A-; Watch: schools C-, 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 31% 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 1→3/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,000

Questions for the listing agent

1. Built in 1971 — 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. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $269,568
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9100 Single Oak Dr #110	0.02mi	2/2.0	1,392 (+7%)	2mo	$230,000	$165	85
9100 Single Oak Dr #62	0.00mi	2/2.0	1,344 (+4%)	14mo	$205,000	$153	82
9100 Single Oak Dr #24	0.02mi	2/2.0	1,200 (-7%)	8mo	$250,000	$208	80
9100 Single Oak Dr #74	0.02mi	3/2.0 (+1)	1,368 (+6%)	12mo	$304,000	$222	74
9100 Single Oak Dr #57	0.13mi	2/2.0	1,226 (-5%)	13mo	$203,000	$166	74
9100 Single Oak Dr #69	0.00mi	2/2.0	1,440 (+11%)	10mo	$195,000	$135	73
9100 Single Oak Dr #26	0.02mi	2/2.0	1,167 (-10%)	13mo	$279,000	$239	72
9100 Single Oak Dr #103	0.02mi	3/2.0 (+1)	1,440 (+11%)	13mo	$309,000	$215	65
9006 Winter Gardens Blvd	0.42mi	3/2.0 (+1)	1,120 (-14%)	13mo	$650,000	$580	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: 2.5%
• Equity multiple: 1.10×
• Total profit: $6,124
• Equity at exit: $34,145

10-year hold

• IRR: 12.6%
• Equity multiple: 2.02×
• Total profit: $65,709
• Equity at exit: $19,800

Cash invested: $64,120 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,830 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $653

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 72%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	2d	1	0.71mi
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	0.71mi
9205 Emerald Grove Ave Lakeside, CA	3.0	2.0	1652	$3,650	$2.21	3d	1	0.73mi
8424 Pueblo Rd Unit 8424 Lakeside, CA	3.0	1.0	1000	$2,750	$2.75	2d	1	0.94mi
12001 Woodside Ave Lakeside, CA	2.0	2.0	1006	$2,350	$2.34	2d	1	0.99mi
9830 Summersun Ln Lakeside, CA	2.0–3.0	1.5–2.5	1325	$2,400	$1.81	2d	1	1.14mi
9662 Marilla Dr Lakeside, CA	2.0	2.0	931	$2,388	$2.56	2d	4	1.15mi
9662 Marilla Dr Unit 93 Lakeside, CA	2.0	2.0	931	$2,350	$2.52	10d	1	1.15mi
12370 Parkside St Lakeside, CA	2.0	2.0	944	$1,925	$2.04	8d	1	1.16mi
9728 Marilla Dr #305 Lakeside, CA	2.0	2.0	944	$2,590	$2.74	2d	1	1.22mi
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	2d	1	1.37mi
12738 Lakeshore Dr Lakeside, CA	3.0	2.5	1368	$4,300	$3.14	8d	1	1.37mi
12645 Laurel St Apt 13 Lakeside, CA	2.0	2.0	900	$1,950	$2.17	2d	1	1.43mi
12645 Laurel St Lakeside, CA	2.0	2.0	900	$1,950	$2.17	10d	1	1.43mi
12618 Laurel St Unit 12618 C Lakeside, CA	3.0	1.0	1100	$2,390	$2.17	2d	1	1.45mi
10112 Ashwood St Lakeside, CA	2.0	1.0–2.0	763	$1,944	$2.55	2d	8	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $229,000 Active 12 DOM
2. 2026-06-17
   days on market $229,000 Active 11 DOM
3. 2026-06-16
   days on market $229,000 Active 10 DOM
4. 2026-06-15
   days on market $229,000 Active 9 DOM
5. 2026-06-13
   days on market $229,000 Active 7 DOM
6. 2026-06-09
   days on market $229,000 Active 3 DOM
7. 2026-06-08
   days on market $229,000 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $229,000 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 3/10 Moderate
• 🌡 Heat 5/10 Major 1 d/yr ≥98°F today · 3 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: $33,957
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$6,662
• Taxable income: $4,455
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $6,766/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 · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with updated kitchen and bathrooms. It has a good exterior and interior, and a beautiful view. The home is move-in ready and has good potential for value increase with minor updates.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Both Replace the flooring — Replacing the hardwood flooring with a more modern material can increase both the resale and rental value.
• Resale Update the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Both Replace the flooring — Replacing the hardwood flooring with a more modern material can increase both the resale and rental value. ↑
• Resale Update the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers. ↑

ⓘ 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: 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 — Winter Gardens

• Score: 61/100
• State rank: #515
• US rank: #17448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Gardens, CA
• County: San Diego County · 3,178,799 people
• 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

1 event — show timeline

• 2026-06-06 Listed $229,000 CRMLS