9395 Harritt Rd #3 · Lakeside, CA 92040

$305,000

3 bd · 2.0 ba · 1,230 sqft · Manufactured · 94 Days on market

Built 2022 Good condition 3,600 sqft lot Est $326k · 6% under ↓ 7% 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 +18.4/30.0
• ARV discount +10.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

* Seller financing available on approved credit! * Welcome to this stunning 2022 manufactured home that perfectly blends contemporary design, comfort, and lifestyle. Featuring 3 spacious bedrooms, 2 full bathrooms, and a dedicated laundry room, this home offers an ideal layout for both everyday living and effortless entertaining. From the moment you step inside, you'll appreciate the bright, open-concept floor plan designed for connection and comfort. The kitchen flows seamlessly into the living and dining areas, creating a welcoming space for gatherings, celebrations, or relaxing evenings at home. The primary suite serves as a private retreat with its own full bath, while the additional

Key facts

• Private backyard
• Relaxing hot tub
• Community library

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIVATE BACKYARD
• RESORT-STYLE SWIMMING POOLS
• RELAXING HOT TUB
• COMMUNITY LIBRARY
• SPACIOUS COMMUNITY CENTER

Property features AI

Finance

• Other: Zoned R-1
• Financial info: Assessments: Unknown
• HOA & community: Community of approximately 295 units; Community features include horse trails, biking, dog park, hiking, fishing, lake access, street lighting and parks; Land lease

Exterior

• Utilities: Public records list lot information
• Home design: Single-story property; No common walls (detached or not attached to neighboring units)
• Construction: Year built reported by builder
• Exterior features: Terrace; Stone accents; Patio; In-ground, heated association pool; Has view; Lot categorized as 0-1 unit/acre

Interior

• Kitchen: Gas range; Self-cleaning oven; Range/stove hood; Vented exhaust fan; Refrigerator; Dishwasher; Water line to refrigerator; Water heater unit
• Bedrooms: Primary bedroom located on the main floor
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level home with side entry; Primary bedroom on main floor; All bedrooms on the lower/main level; Primary bathroom
• Laundry & utility: Washer included; Dryer included; Has laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (0.6% below list).
• Recommended offer: $278k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.5% in Lakeside — 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 55/100 on livability (#877 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A-, housing A-, health & safety B; Watch: commute D, crime D-, amenities F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.6%/yr); 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 34% 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 $9k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $325,950
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9395 Harritt Rd #2	0.09mi	2/2.0 (-1)	1,200 (-2%)	7mo	$165,000	$138	81
9500 Harritt Rd #201	0.26mi	2/2.0 (-1)	1,248 (+2%)	8mo	$430,000	$345	74
9500 Harritt Rd. #283	0.26mi	2/2.0 (-1)	1,248 (+2%)	8mo	$425,000	$341	74
9395 Harritt Rd #109	0.11mi	3/2.0	1,325 (+8%)	12mo	$345,000	$260	72
9395 Harritt Rd #67	0.00mi	3/3.5	1,344 (+9%)	20mo	$320,000	$238	62
9395 Harritt Rd Spc 6	0.12mi	3/2.0	1,050 (-15%)	11mo	$278,500	$265	61
9500 Harritt Rd #108	0.34mi	2/2.0 (-1)	1,248 (+2%)	22mo	$300,000	$240	58
9500 Harritt Rd. #69	0.26mi	2/2.0 (-1)	1,344 (+9%)	14mo	$570,000	$424	56
9500 Harritt Rd #77	0.26mi	3/2.0	1,368 (+11%)	21mo	$440,000	$322	52
9500 Harritt Rd Spc 16	0.26mi	2/2.0 (-1)	1,368 (+11%)	19mo	$343,000	$251	49

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-29,415
• Equity at exit: $45,476

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $5,193
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

ZIP-level market 92040

• Rents YoY: 3.6%
• Active inventory: 148
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,031 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $286

Break-even live

Break-even rent $2,668

Max offer price $305,000

Occupancy floor 86%

Sensitivity live

Price	-10% $497	-5% $392	+0% $286	+5% $181	+10% $76
Rent	-10% $47	-5% $167	+0% $286	+5% $406	+10% $526
Rate	-1.0pp $440	-0.5pp $364	base $286	+0.5pp $207	+1.0pp $127

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	14d	1	0.49mi

Listing history 13 events

1. 2026-06-18
   days on market $305,000 Active 94 DOM
2. 2026-06-17
   days on market $305,000 Active 93 DOM
3. 2026-06-16
   days on market $305,000 Active 92 DOM
4. 2026-06-15
   pricedays on market $305,000 Active 91 DOM
5. 2026-06-01
   days on market $309,995 Active 90 DOM
6. 2026-05-31
   days on market $309,995 Active 89 DOM
7. 2026-05-18
   status Active
8. 2026-05-12
   status Pending Sale
9. 2026-05-01
   price $309,995
10. 2026-04-08
    status Active
11. 2026-04-02
    historical Active Under Contract
12. 2026-03-22
    price $315,000
13. 2026-02-26
    listed $335,000 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 7/10 Severe
• 🌡 Heat 5/10 Major 5 d/yr ≥99°F today · 14 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: $36,369
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$8,873
• Taxable loss: −$1,508
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $3,800/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 80/100 Cosmetic rehab

This 2022 manufactured home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, and systems. The home is move-in ready with minor cosmetic repairs and maintenance needed. The highest-ROI updates that would raise its resale or rental value are painting the exterior and trimming the landscaping.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental value ↑

ⓘ 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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Lakeside

• Score: 55/100
• State rank: #877
• US rank: #23702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeside, CA
• County: San Diego County · 3,178,799 people
• City population: 46,216
• 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

-7.5% since first listed

7 events — show timeline

• 2026-05-18 Relisted — CRMLS
• 2026-05-12 Pending — CRMLS
• 2026-05-01 Price Changed $309,995 CRMLS
• 2026-04-08 Relisted — CRMLS
• 2026-04-02 Contingent — CRMLS
• 2026-03-22 Price Changed $315,000 CRMLS
• 2026-02-26 Listed $335,000 CRMLS