900 N Cleveland St #16 · Oceanside, CA 92054

$199,000

1 bd · 1.0 ba · 720 sqft · Manufactured · 16 Days on market

Built 1983 $276/sqft · at area comps Est $197k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• ARV discount +7.1/15.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Southern California life at the beach can be yours today! Remodeled and move in ready 1983 mobile home just blocks from the beach and Oceanside harbor in Mira Mar Mobile Estates, a 55+ gated community. Park has all the ammenities you need including a pool, clubhouse and community garden. This 720 Sqaure foot, 1+ bedroom, 1 bath home is ready for a new owner. Low space rent and no property taxes make this your perfect home or vacation getaway! Call today to view.

Key facts

• Gated community
• Remodeled
• Clubhouse

Tags

• REMODELED
• MOVE IN READY
• GATED COMMUNITY
• COMMUNITY GARDEN
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.5% in Oceanside — 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 64/100 on livability (#413 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: schools D+, crime D, cost of living F.
• Oceanside Unified (suburban): math 31% / reading 51% proficiency, ranked #221 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 165 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 36% of the median local income ($82k/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 $6k 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 + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $197,042
• List price: $199,000
• Delta: 0.99%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 N Cleveland St #11	0.00mi	2/1.0 (+1)	680 (-6%)	12mo	$168,000	$247	76
900 N Cleveland St #33	0.05mi	2/1.0 (+1)	640 (-11%)	3mo	$254,000	$397	71
900 N Cleveland St #89	0.07mi	1/1.0	632 (-12%)	10mo	$119,000	$188	68
900 N Cleveland St #31	0.07mi	2/1.0 (+1)	620 (-14%)	16mo	$220,000	$355	56
900 N Cleveland St #50	0.05mi	2/2.0 (+1)	656 (-9%)	23mo	$299,900	$457	55

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,199
• Equity at exit: $29,672

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $48,461
• Equity at exit: $17,206

Cash invested: $55,720 (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 92054

• Rents YoY: 3.0%
• Active inventory: 165
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $556

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 72%

Sensitivity live

Price	-10% $694	-5% $625	+0% $556	+5% $488	+10% $419
Rent	-10% $363	-5% $460	+0% $556	+5% $653	+10% $749
Rate	-1.0pp $657	-0.5pp $607	base $556	+0.5pp $505	+1.0pp $452

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Costa Pacifica Way Unit 1545780P Oceanside, CA	2.0	2.0	355	$5,151	$14.51	15d	1	0.10mi
1001 N Coast Hwy Oceanside, CA	1.0–3.0	1.0–2.0	1035	$2,969	$2.87	0d	23	0.16mi
705 N Ditmar St Unit 2 Oceanside, CA	1.0	1.0	600	$2,200	$3.67	44d	1	0.29mi
612 N Freeman St #2 Oceanside, CA	1.0	1.0	500	$2,500	$5.00	44d	1	0.33mi
520 N Freeman St Unit 11 Oceanside, CA	1.0	1.0	616	$2,125	$3.45	25d	1	0.37mi
501 N Ditmar St Unit O Oceanside, CA	1.0	1.0	362	$2,195	$6.06	17d	1	0.41mi
501 N Ditmar St Oceanside, CA	2.0	1.0	553	$2,395	$4.33	17d	1	0.41mi
501 N Ditmar St Unit P Oceanside, CA	2.0	1.0	553	$2,395	$4.33	13d	1	0.41mi
400 Civic Center Dr Unit 400 Oceanside, CA	—	1.0	350	$1,795	$5.13	12d	1	0.44mi
400 Civic Center Dr Apt E Oceanside, CA	1.0	1.0	500	$1,895	$3.79	25d	1	0.44mi
500 N Clementine St Unit 3 Oceanside, CA	1.0	1.0	532	$2,500	$4.70	5d	1	0.49mi
118 S Pacific St Oceanside, CA	1.0	1.0	396	$2,495	$6.29	17d	3	0.72mi
137 S Myers St Apt A Oceanside, CA	1.0	1.0	600	$2,195	$3.66	0d	1	0.77mi
225 S Ditmar St Apt J Oceanside, CA	1.0	1.0	614	$2,150	$3.50	0d	1	0.84mi
216 S Clementine St Unit 3 Oceanside, CA	1.0	1.0	550	$3,800	$6.91	25d	1	0.85mi
237 S Ditmar St Oceanside, CA	2.0	1.5	500	$2,100	$4.20	44d	1	0.85mi
1430 Dubuque St Oceanside, CA	1.0	1.0	550	$1,995	$3.63	25d	1	0.87mi
302 S The Strand Unit 4 Oceanside, CA	1.0	1.0	650	$2,995	$4.61	44d	1	0.91mi
409 S Tremont St Unit A Oceanside, CA	1.0	1.0	525	$2,445	$4.66	25d	1	0.97mi
1515 E Higgins St Unit 1 Oceanside, CA	—	1.0	475	$1,895	$3.99	2d	1	0.98mi
330 S Horne St Oceanside, CA	2.0	1.0	672	$2,795	$4.16	25d	1	0.99mi
413 S Myers St Unit 1-6 Oceanside, CA	1.0	1.0	500	$2,850	$5.70	44d	1	1.00mi
415 Grant St Oceanside, CA	1.0–2.0	1.0–2.0	737	$2,350	$3.19	5d	5	1.04mi
1202 Missouri Ave Oceanside, CA	2.0–3.0	1.0–2.0	865	$2,600	$3.01	3d	4	1.06mi
333 Brooks St Apt 6 Oceanside, CA	1.0	1.0	630	$1,975	$3.13	0d	1	1.15mi
515 Rockledge St #513 Oceanside, CA	1.0	1.0	550	$2,395	$4.35	5d	1	1.27mi
920 Tait St Unit 1/2 Oceanside, CA	1.0	1.0	450	$2,450	$5.44	5d	1	1.39mi
615 Vine St #30 Oceanside, CA	1.0	1.0	525	$1,895	$3.61	25d	1	1.39mi
1037 S Cleveland St Unit 11 Oceanside, CA	1.0	1.0	390	$2,495	$6.40	5d	1	1.45mi
960 Vine St Oceanside, CA	1.0	1.0	515	$2,175	$4.22	44d	1	1.49mi
960 Vine St Apt 311 Oceanside, CA	1.0	1.0	515	$2,400	$4.66	15d	1	1.49mi

Listing history 4 events

1. 2026-05-05
   status Pending 468-char remark

   Show marketing remark (468 chars)

   Southern California life at the beach can be yours today! Remodeled and move in ready 1983 mobile home just blocks from the beach and Oceanside harbor in Mira Mar Mobile Estates, a 55+ gated community. Park has all the ammenities you need including a pool, clubhouse and community garden. This 720 Sqaure foot, 1+ bedroom, 1 bath home is ready for a new owner. Low space rent and no property taxes make this your perfect home or vacation getaway! Call today to view.

2. 2026-04-18
   listed $199,000 Active 468-char remark

   Show marketing remark (468 chars)

   Southern California life at the beach can be yours today! Remodeled and move in ready 1983 mobile home just blocks from the beach and Oceanside harbor in Mira Mar Mobile Estates, a 55+ gated community. Park has all the ammenities you need including a pool, clubhouse and community garden. This 720 Sqaure foot, 1+ bedroom, 1 bath home is ready for a new owner. Low space rent and no property taxes make this your perfect home or vacation getaway! Call today to view.

3. 2009-04-27
   historical
4. 2008-12-05
   listed $99,000

ⓘ 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 ≥83°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,340
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$5,789
• Taxable income: $3,730
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $5,781/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: Oceanside Unified
• NCES district ID: 0628250
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $55,158
• Composite: 35.74/100
• National rank: #4853
• State rank: #221 of 517 in CA

Livability — Oceanside

• Score: 64/100
• State rank: #413
• US rank: #14081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceanside, CA
• County: San Diego County · 3,178,799 people
• City population: 198,702
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,417
• Household income: $82,408
• Rent vs Own: 60.9% rent · 39.1% own
• Severe rent burden: 2729.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 46% Hispanic / Latino 41% Two or more races 23% Asian 4% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 1% Tagalog/Filipino 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: ▼ -985.21%
• Current HPI: 461.2228
• Rent YoY: ▲ 2.99%
• 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

+101.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — SDMLS
• 2026-04-18 Listed $199,000 SDMLS
• 2009-04-27 Listing Removed — CRMLS
• 2008-12-05 Listed $99,000 CRMLS