2230 Lake Park Dr #140 · San Jacinto, CA 92583

$79,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 123 Days on market

Built 1976 Good condition $55/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 +6.8/15.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Soboba Springs Mobile Estates 55+ Gated Community Home 2 Bed. 2 Bath. Greenbelt Location. Mountain Views. Owner Financing Available. Welcome to this beautifully maintained home in Soboba Springs Mobile Estates, a private, gated 55+ community in San Jacinto, California. Ideally positioned just off the main greenbelt, this charming residence offers peaceful surroundings, scenic San Jacinto Mountain views, and direct access to resort-style amenities. Step inside to discover a spacious living and dining area highlighted by dramatic high beam ceilings that create warmth and character. The expansive family room offers flexible living space and features sliding glass doors leading to a covered patio. Perfect for morning coffee or sunset relaxation with mountain views. The kitchen includes a cozy breakfast nook, ample cabinet and countertop space, stovetop, dishwasher, and functional layout ideal for everyday living or entertaining. The dedicated laundry room adds convenience. The primary bedroom retreat offers a generous walk-in closet and private en-suite bath. A comfortable second bedroom and full guest bath complete the interior layout. Outside, enjoy: • Covered patio with San Jacinto Mountain views • Carport parking • Large attached storage shed • Easy-care landscaping • Prime greenbelt-adjacent location ?? Resort-Style Community Amenities Soboba Springs Mobile Estates offers a lifestyle that feels like a permanent vacation: • Private gated entry • Beautiful greenbelts throughout • Scenic lake • Billiards room • Library • Large community center • Pool, spa, community functions and so much more Located directly across from Soboba Casino Resort and Soboba Springs Golf Course, this community provides convenient access to entertainment, dining, and championship golf. All buyers must receive park approval After offer acceptance. Owner willing to carry financing. A rare and valuable opportunity. This is an exceptional chance to own in one of San Jacinto’s most desirable 55+ gated communities near Soboba Springs Golf Course and Soboba Casino Resort.

Key facts

• Gated community
• Greenbelt location
• Spacious living area

Tags

• GATED COMMUNITY
• GREENBELT LOCATION
• MOUNTAIN VIEWS
• SPACIOUS LIVING AREA
• HIGH BEAM CEILINGS
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $552 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 4219% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $34k; list at $80k implies a 135% gain — meaningful room to come down on a strong offer.

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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 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. 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: 2.87% ✓
• Cap rate: 25.23%
• Cash-on-cash: 67.63%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $78,750
• List price: $79,900
• Delta: 1.46%
• 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	0.00mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	98
2230 Lake Park #127	0.16mi	2/2.0	1,440 (0%)	3mo	$32,000	$22	90
2230 Lake Park Dr #223	0.00mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	86
2230 Lake Park Dr #174	0.02mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	86
2230 Lake Park Dr #143	0.16mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	81
2230 Lake Park Dr #133	0.00mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	79
2230 Lake Park #193	0.16mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	74
1499 Old Mtn #51	0.74mi	2/2.0	1,456 (+1%)	2mo	$120,000	$82	62
1499 Old Mountain Ave #93	0.71mi	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: 66.6%
• Equity multiple: 3.97×
• Total profit: $66,499
• Equity at exit: $11,913

10-year hold

• IRR: 70.7%
• Equity multiple: 8.05×
• Total profit: $157,804
• Equity at exit: $6,908

Cash invested: $22,372 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,261

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 40%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.81mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	0.84mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	44d	1	0.93mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	2d	1	1.19mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	1.19mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	2d	9	1.33mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	44d	1	1.37mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	1.37mi
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	5d	1	1.40mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.47mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	1.47mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	1.48mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.49mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	2d	1	1.49mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.50mi

Listing history 36 events

1. 2026-06-18
   days on market $79,900 Active 123 DOM
2. 2026-06-17
   days on market $79,900 Active 122 DOM
3. 2026-06-16
   days on market $79,900 Active 121 DOM
4. 2026-06-15
   days on market $79,900 Active 120 DOM
5. 2026-06-13
   days on market $79,900 Active 118 DOM
6. 2026-06-13
   days on market $79,900 Active 117 DOM
7. 2026-06-09
   days on market $79,900 Active 114 DOM
8. 2026-06-08
   days on market $79,900 Active 113 DOM
9. 2026-06-07
   days on market $79,900 Active 112 DOM
10. 2026-06-04
    days on market $79,900 Active 109 DOM
11. 2026-06-03
    days on market $79,900 Active 108 DOM
12. 2026-06-02
    days on market $79,900 Active 107 DOM
13. 2026-06-01
    days on market $79,900 Active 106 DOM
14. 2026-05-31
    days on market $79,900 Active 105 DOM
15. 2026-04-07
    price $84,900 2169-char remark

    Show marketing remark (2169 chars)

    Soboba Springs Mobile Estates 55+ Gated Community Home 2 Bed. 2 Bath. Greenbelt Location. Mountain Views. Owner Financing Available. Welcome to this beautifully maintained home in Soboba Springs Mobile Estates, a private, gated 55+ community in San Jacinto, California. Ideally positioned just off the main greenbelt, this charming residence offers peaceful surroundings, scenic San Jacinto Mountain views, and direct access to resort-style amenities. Step inside to discover a spacious living and dining area highlighted by dramatic high beam ceilings that create warmth and character. The expansive family room offers flexible living space and features sliding glass doors leading to a covered patio. Perfect for morning coffee or sunset relaxation with mountain views. The kitchen includes a cozy breakfast nook, ample cabinet and countertop space, stovetop, dishwasher, and functional layout ideal for everyday living or entertaining. The dedicated laundry room adds convenience. The primary bedroom retreat offers a generous walk-in closet and private en-suite bath. A comfortable second bedroom and full guest bath complete the interior layout. Outside, enjoy: • Covered patio with San Jacinto Mountain views • Carport parking • Large attached storage shed • Easy-care landscaping • Prime greenbelt-adjacent location ?? Resort-Style Community Amenities Soboba Springs Mobile Estates offers a lifestyle that feels like a permanent vacation: • Private gated entry • Beautiful greenbelts throughout • Scenic lake • Billiards room • Library • Large community center • Pool, spa, community functions and so much more Located directly across from Soboba Casino Resort and Soboba Springs Golf Course, this community provides convenient access to entertainment, dining, and championship golf. All buyers must receive park approval After offer acceptance. Owner willing to carry financing. A rare and valuable opportunity. This is an exceptional chance to own in one of San Jacinto’s most desirable 55+ gated communities near Soboba Springs Golf Course and Soboba Casino Resort.

16. 2026-03-25
    listed $1,850
17. 2026-02-15
    listed $89,000 Active 2169-char remark

    Show marketing remark (2169 chars)

    Soboba Springs Mobile Estates 55+ Gated Community Home 2 Bed. 2 Bath. Greenbelt Location. Mountain Views. Owner Financing Available. Welcome to this beautifully maintained home in Soboba Springs Mobile Estates, a private, gated 55+ community in San Jacinto, California. Ideally positioned just off the main greenbelt, this charming residence offers peaceful surroundings, scenic San Jacinto Mountain views, and direct access to resort-style amenities. Step inside to discover a spacious living and dining area highlighted by dramatic high beam ceilings that create warmth and character. The expansive family room offers flexible living space and features sliding glass doors leading to a covered patio. Perfect for morning coffee or sunset relaxation with mountain views. The kitchen includes a cozy breakfast nook, ample cabinet and countertop space, stovetop, dishwasher, and functional layout ideal for everyday living or entertaining. The dedicated laundry room adds convenience. The primary bedroom retreat offers a generous walk-in closet and private en-suite bath. A comfortable second bedroom and full guest bath complete the interior layout. Outside, enjoy: • Covered patio with San Jacinto Mountain views • Carport parking • Large attached storage shed • Easy-care landscaping • Prime greenbelt-adjacent location ?? Resort-Style Community Amenities Soboba Springs Mobile Estates offers a lifestyle that feels like a permanent vacation: • Private gated entry • Beautiful greenbelts throughout • Scenic lake • Billiards room • Library • Large community center • Pool, spa, community functions and so much more Located directly across from Soboba Casino Resort and Soboba Springs Golf Course, this community provides convenient access to entertainment, dining, and championship golf. All buyers must receive park approval After offer acceptance. Owner willing to carry financing. A rare and valuable opportunity. This is an exceptional chance to own in one of San Jacinto’s most desirable 55+ gated communities near Soboba Springs Golf Course and Soboba Casino Resort.

18. 2024-04-18
    historical $1,800
19. 2024-04-09
    price $1,800
20. 2024-04-08
    historical
21. 2024-02-06
    price $1,700
22. 2024-02-06
    price $119,900
23. 2023-12-11
    listed $124,500 Active
24. 2023-11-05
    listed $1,750
25. 2022-11-10
    historical
26. 2022-10-24
    price $94,900
27. 2022-10-17
    status Active
28. 2022-10-15
    status Pending Sale
29. 2022-09-10
    listed $97,500 Active
30. 2022-07-29
    historical
31. 2022-02-19
    price $89,900
32. 2021-11-05
    listed $94,900 Active
33. 2021-11-05
    historical
34. 2020-12-18
    soldstatus $34,000 Closed Sale
35. 2020-12-08
    status Pending Sale
36. 2020-10-03
    listed $43,900 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 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: $27,541
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$2,324
• Taxable income: $14,736
• Est. tax owed @ 24.0%: −$3,537
• After-tax cash flow: $11,594/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 75/100 Cosmetic rehab

This home in Soboba Springs Mobile Estates is in good condition with minor cosmetic updates needed. It offers a peaceful location with mountain views and resort-style amenities.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom vanity — Needs fresh paint

Value-add opportunities

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal
• Rental Paint bathroom vanity — Fresh paint improves rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom vanity · Needs fresh paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal ↑
• Rental Paint bathroom vanity — Fresh paint improves rental appeal ↑

ⓘ 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

+93.4% since first listed

22 events — show timeline

• 2026-04-07 Price Changed $84,900 CRMLS
• 2026-03-25 Listed for Rent $1,850 CRMLS
• 2026-02-15 Listed $89,000 CRMLS
• 2024-04-18 Rental Removed $1,800 CRMLS
• 2024-04-09 Price Changed $1,800 CRMLS
• 2024-04-08 Listing Removed — CRMLS
• 2024-02-06 Price Changed $1,700 CRMLS
• 2024-02-06 Price Changed $119,900 CRMLS
• 2023-12-11 Listed $124,500 CRMLS
• 2023-11-05 Listed for Rent $1,750 CRMLS
• 2022-11-10 Listing Removed — CRMLS
• 2022-10-24 Price Changed $94,900 CRMLS
• 2022-10-17 Relisted — CRMLS
• 2022-10-15 Pending — CRMLS
• 2022-09-10 Listed $97,500 CRMLS
• 2022-07-29 Listing Removed — CRMLS
• 2022-02-19 Price Changed $89,900 CRMLS
• 2021-11-05 Listed $94,900 CRMLS
• 2021-11-05 Coming Soon — CRMLS
• 2020-12-18 Sold (MLS) $34,000 CRMLS
• 2020-12-08 Pending — CRMLS
• 2020-10-03 Listed $43,900 CRMLS