7315 San Luis St #235 · Carlsbad, CA 92011

$180,000

2 bd · 2.0 ba · 1,680 sqft · Manufactured · 180 Days on market

Manufactured home 55+ age-restricted Built 1976 Excellent condition 3,500 sqft lot $107/sqft · 52% below area ↓ 16% 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Appreciation +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Manufactured-home adj. -5.5

Listing remarks MLS

Great opportunity to design and order your own custom-built brand-new home for around $200-225k, which is a lower price than many of the other homes are selling for in the community. Or you could renovate the existing home to save money & avoid property taxes. Premium location far from the railroad tracks in a quiet area that backs up to a tree lined greenbelt with plenty of space for a larger home. Welcome to Lakeshore Gardens, an exclusive 55+ community located west of I-5 just blocks from Carlsbad State Beach. This luxury manufactured home community offers beach living with a Country Club feeling. Located on 54 acres of peaceful park-like grounds with lush landscaping, greenbelts, mature trees, walking paths & 10 small lakes providing habitat for various birds, turtles, and other aquatic life. Nature lovers have the best of all worlds here! The engaging 2 story clubhouse has a list of amenities to rival a vacation resort. The first story has a fabulous library, recreation room with a stage, & commercial grade kitchen. The second story offers a card room with fireplace, billiard room & a spacious balcony to enjoy sunset views toward the ocean. Just below a large patio area with fountain, fire pit, & outdoor fireplace provide an exciting area to socialize. A heated pool & spa, ping pong table, & a well equipped fitness center to stay strong & healthy. RV parking onsite. There many activities so residents can find friendship & companionship while attending events they enjoy. Activities include card games, bingo, monthly breakfasts, weekly potlucks, craft groups, golf groups, ladies luncheons & much more! Ideal for retirees or those looking to downsize without giving up the coastal lifestyle. Located just a short walk from a full shopping center with grocery, dining, and shopping. The fully enclosed, gated community offers a quiet, neighborly atmosphere perfect for full-time living, or a lock-and-leave lifestyle. Land is leased at $2,675 per month, and the current home is on Registration, so no property taxes. Owner recently had a disability tub/shower with rain head installed, and the current home could be renovated rather than replaced. This is the ideal situation to enjoy the Carlsbad beach lifestyle without the 2 million dollar price tag associated with traditional homes in the area. Walk to the beach!

Key facts

• Engaging clubhouse
• Small lakes
• Walking paths

Tags

• PEACEFUL PARK-LIKE GROUNDS
• MATURE TREES
• WALKING PATHS
• SMALL LAKES
• ENGAGING CLUBHOUSE
• FABULOUS LIBRARY

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$374,962) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 2.0% in Carlsbad — 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 78/100 on livability (#67 in CA, #2,526 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, cost of living F.
• Carlsbad Unified (urban): math 68% / reading 76% proficiency, ranked #87 of 1,400 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Pacific Rim Elementary (673 students, 10% FRL); Aviara Oaks Middle (1,021 students, 16% FRL); Carlsbad High (2,290 students, 23% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 112 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.5% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1976 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 2.30% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.28%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $374,962
• List price: $180,000
• Delta: -52.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7207 Santa Barbara St #154	0.00mi	3/2.0 (+1)	1,656 (-1%)	5mo	$513,300	$310	88
7024 San Bartolo Unit 19 A	0.00mi	3/2.0 (+1)	1,544 (-8%)	4mo	$425,000	$275	78
7224 San Benito St	0.13mi	2/2.0	1,600 (-5%)	10mo	$400,000	$250	78
7269 San Luis St #244	0.00mi	2/2.0	1,461 (-13%)	1mo	$170,000	$116	77
7002 San Bartolo St #30	0.15mi	3/2.0 (+1)	1,781 (+6%)	4mo	$341,500	$192	75
7241 San Luis St	0.19mi	3/2.0 (+1)	1,546 (-8%)	0mo	$400,000	$259	72
7228 San Benito St #351	0.13mi	2/2.0	1,464 (-13%)	1mo	$175,000	$120	71
7140 Santa Rosa St	0.04mi	2/2.0	1,440 (-14%)	8mo	$191,000	$133	68
7106 Santa Cruz #56	0.04mi	2/2.0	1,464 (-13%)	10mo	$390,000	$266	68
7209 San Luis St #169	0.21mi	2/2.0	1,440 (-14%)	0mo	$308,950	$215	66
7018 San Carlos St #60	0.10mi	2/2.0	1,440 (-14%)	8mo	$392,000	$272	65
7313 San Luis St #236	0.32mi	3/2.0 (+1)	1,548 (-8%)	6mo	$450,000	$291	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.75% appreciation · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 52.4%
• Equity multiple: 3.81×
• Total profit: $141,525
• Equity at exit: $68,562

10-year hold

• IRR: 53.5%
• Equity multiple: 7.78×
• Total profit: $341,474
• Equity at exit: $96,893

Cash invested: $50,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 11 under contract
• Months of supply: 13.8 mo (7%/mo absorbed)
• Median asking: $369,900 ($240/sqft)
• Median days on market: 141 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92011

• Home prices YoY: 0.4%
• Rents YoY: 3.5%
• Active inventory: 112
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $4,141 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $2,028

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 46%

Sensitivity live

Price	-10% $2,152	-5% $2,090	+0% $2,028	+5% $1,966	+10% $1,903
Rent	-10% $1,701	-5% $1,864	+0% $2,028	+5% $2,191	+10% $2,355
Rate	-1.0pp $2,118	-0.5pp $2,074	base $2,028	+0.5pp $1,981	+1.0pp $1,934

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7064 Whitewater St Carlsbad, CA	3.0	2.5	2050	$8,500	$4.15	93d	1	0.14mi
7332 Escallonia Ct Carlsbad, CA	3.0	2.5	1869	$5,200	$2.78	7d	1	0.31mi
6923 Whitecap Dr Carlsbad, CA	3.0	2.0	1246	$5,250	$4.21	93d	1	0.47mi
6872 Shearwaters Dr Carlsbad, CA	3.0	2.0	1246	$4,000	$3.21	48d	1	0.57mi
7431 Linden Ter Carlsbad, CA	2.0	2.0	1180	$3,200	$2.71	29d	1	0.64mi
820 Windcrest Dr Carlsbad, CA	3.0	2.0	1404	$5,581	$3.98	67d	1	0.65mi
6910 Peachtree Rd Unit 1546353P Carlsbad, CA	3.0	2.0	1399	$6,129	$4.38	66d	1	0.76mi
6863 Alderwood Dr Carlsbad, CA	3.0	2.5	1438	$4,400	$3.06	30d	1	0.78mi
6811 Alderwood Dr Carlsbad, CA	2.0	2.0	1292	$3,850	$2.98	93d	1	0.86mi
901 Caminito Estrada	2.0	1.5	1180	$3,800	$3.22	17d	1	0.93mi
916 Caminito Estrada Unit B Carlsbad, CA	2.0	2.0	1188	$3,650	$3.07	93d	1	0.98mi
6805 Briarwood Dr Carlsbad, CA	2.0	2.0	1292	$3,850	$2.98	33d	1	1.00mi
6822 Briarwood Dr Carlsbad, CA	3.0	2.5	1443	$3,995	$2.77	29d	1	1.01mi
918 Caminito Estrada Unit E Carlsbad, CA	2.0	2.0	1188	$3,600	$3.03	30d	1	1.02mi
925 Wind Drift Dr Carlsbad, CA	2.0	2.5	1110	$3,895	$3.51	93d	1	1.15mi
1821 Wilton Rd Encinitas, CA	3.0	2.0	1699	$6,950	$4.09	20d	1	1.40mi
1859 N Vulcan Ave Encinitas, CA	2.0	2.5	1950	$7,000	$3.59	47d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $180,000 Active 180 DOM
2. 2026-08-06
   days on market $180,000 Active 178 DOM
3. 2026-08-05
   days on market $180,000 Active 177 DOM
4. 2026-08-04
   days on market $180,000 Active 176 DOM
5. 2026-08-03
   days on market $180,000 Active 175 DOM
6. 2026-07-31
   days on market $180,000 Active 172 DOM
7. 2026-07-30
   days on market $180,000 Active 171 DOM
8. 2026-07-30
   days on market $180,000 Active 170 DOM
9. 2026-07-28
   days on market $180,000 Active 169 DOM
10. 2026-07-26
    days on market $180,000 Active 167 DOM
11. 2026-07-24
    days on market $180,000 Active 165 DOM
12. 2026-07-23
    days on market $180,000 Active 164 DOM
13. 2026-07-22
    days on market $180,000 Active 163 DOM
14. 2026-07-21
    days on market $180,000 Active 162 DOM
15. 2026-07-20
    days on market $180,000 Active 161 DOM
16. 2026-07-18
    days on market $180,000 Active 159 DOM
17. 2026-07-18
    days on market $180,000 Active 158 DOM
18. 2026-07-16
    days on market $180,000 Active 157 DOM
19. 2026-07-15
    days on market $180,000 Active 156 DOM
20. 2026-07-14
    days on market $180,000 Active 155 DOM
21. 2026-07-13
    days on market $180,000 Active 154 DOM
22. 2026-07-13
    days on market $180,000 Active 153 DOM
23. 2026-07-11
    days on market $180,000 Active 152 DOM
24. 2026-07-10
    days on market $180,000 Active 151 DOM
25. 2026-07-09
    days on market $180,000 Active 150 DOM
26. 2026-07-07
    days on market $180,000 Active 148 DOM
27. 2026-07-06
    days on market $180,000 Active 147 DOM
28. 2026-07-06
    days on market $180,000 Active 146 DOM
29. 2026-07-05
    days on market $180,000 Active 145 DOM
30. 2026-07-03
    days on market $180,000 Active 144 DOM
31. 2026-07-02
    days on market $180,000 Active 143 DOM
32. 2026-07-01
    days on market $180,000 Active 142 DOM
33. 2026-06-30
    days on market $180,000 Active 141 DOM
34. 2026-06-29
    days on market $180,000 Active 140 DOM
35. 2026-06-28
    days on market $180,000 Active 139 DOM
36. 2026-06-27
    days on market $180,000 Active 138 DOM
37. 2026-06-26
    days on market $180,000 Active 137 DOM
38. 2026-06-24
    days on market $180,000 Active 135 DOM
39. 2026-06-22
    days on market $180,000 Active 133 DOM
40. 2026-06-21
    days on market $180,000 Active 132 DOM
41. 2026-06-18
    days on market $180,000 Active 129 DOM
42. 2026-06-17
    days on market $180,000 Active 128 DOM
43. 2026-06-16
    days on market $180,000 Active 127 DOM
44. 2026-06-15
    days on market $180,000 Active 126 DOM
45. 2026-06-13
    days on market $180,000 Active 124 DOM
46. 2026-06-13
    days on market $180,000 Active 123 DOM
47. 2026-06-09
    days on market $180,000 Active 120 DOM
48. 2026-06-08
    days on market $180,000 Active 119 DOM
49. 2026-06-07
    days on market $180,000 Active 118 DOM
50. 2026-06-04
    days on market $180,000 Active 115 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,697
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$3,976
• − Management: −$3,976
• − Depreciation: −$5,236
• Taxable income: $22,826
• Est. tax owed @ 24.0%: −$5,478
• After-tax cash flow: $18,855/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

Excellent 95/100 None rehab

This luxury manufactured home in a serene 55+ community offers a premium location with lush landscaping and a peaceful greenbelt. The home is in excellent condition with no visible repairs needed, making it an ideal investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value ↑
• Both Kitchen and bathroom updates — Modernizing these areas can significantly increase the home's value ↑
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency, attracting more buyers and renters ↑

Zoned Schools

Elementary Pacific Rim Elementary Middle Aviara Oaks Middle High Sage Creek High

Schools (NCES district)

• District: Carlsbad Unified
• NCES district ID: 0607500
• Math proficiency: 68% ▲ 2.00%
• Reading proficiency: 76% ▲ 2.00%
• Median HH income: $81,200
• Composite: 65.11/100
• National rank: #1068
• State rank: #87 of 1400 in CA

B Composite livability gradescore 78/100

Livability — Carlsbad

• Score: 78/100
• State rank: #67
• US rank: #2526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsbad, CA
• County: San Diego County · 3,678,185 people
• City population: 114,373
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 23,190
• Household income: $159,235
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 15% Asian 12%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Slovak 3% Italian 3%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Chinese 4% German/W. Germanic 2%

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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: ▲ 1.75%
• Current HPI: 399.8502
• Rent YoY: ▲ 3.54%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

-15.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $210,000 CRMLS
• 2026-05-04 Price Changed $215,000 CRMLS
• 2026-04-23 Price Changed $220,000 CRMLS
• 2026-03-08 Price Changed $224,890 CRMLS
• 2026-02-09 Listed $249,700 CRMLS