2230 Lake Park Dr #118 · San Jacinto, CA 92583

$50,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 86 Days on market

Built 1973 $35/sqft · 37% below area Est $79k · 37% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Senior park Community 55+. .You don't want to miss out on this 2 bedroom 2 bath home with a panoramic view of the San Jacinto Mountains. The formal living room is bathed in natural light and offers a beautiful view of the greenbelt. Located in the back of the home is a raised patio offering plenty of privacy for entertaining guest or enjoy your morning coffee in the enclosed screen room. The electric fireplace adds a bit of warmth for those cozy nights at home. This home is located within walking distance from the club house, pool, spa and billiards room.

Key facts

• Panoramic view
• Raised patio
• Enclosed screen room

Tags

• PANORAMIC VIEW
• RAISED PATIO
• ENCLOSED SCREEN ROOM
• ELECTRIC FIREPLACE
• WALKING DISTANCE CLUB HOUSE
• WALKING DISTANCE POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 45.2% 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); 160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $346 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 4.85% ✓
• Cap rate: 45.24%
• Cash-on-cash: 139.11%
• DSCR: 7.19
• GRM: 1.7

CMA / ARV

• ARV (median comp): $78,750
• List price: $50,000
• Delta: -36.51%
• Verdict: UNDERPRICED
• 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 #127	0.00mi	2/2.0	1,440 (0%)	3mo	$32,000	$22	97
2230 Lake Park Dr #106	0.16mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	90
2230 Lake Park Dr #143	0.00mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	88
2230 Lake Park Dr #91	0.00mi	2/2.0	1,440 (0%)	21mo	$67,000	$47	82
2230 Lake Park #193	0.00mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	82
2230 Lake Park Dr #81	0.00mi	2/2.0	1,440 (0%)	24mo	$113,000	$78	80
2230 Lake Park Dr #174	0.18mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	79
2230 Lake Park Dr #223	0.16mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	78
2230-223 Lake Park Dr	0.00mi	2/2.0	1,344 (-7%)	17mo	$100,000	$74	75
2230 Lake Park Dr #133	0.16mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	71
2230 Lake Park Dr #230	0.00mi	2/2.0	1,625 (+13%)	18mo	$142,000	$87	64
2230 Lake Park Dr #87	0.00mi	2/2.0	1,610 (+12%)	23mo	$120,000	$75	61

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: —
• Equity multiple: 7.74×
• Total profit: $94,321
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 16.10×
• Total profit: $211,393
• Equity at exit: $4,323

Cash invested: $14,000 (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: 160
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$262
• Tax from tax record: −$9 /mo · $113/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,623

Break-even live

Break-even rent $370

Max offer price $50,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,651	-5% $1,637	+0% $1,623	+5% $1,609	+10% $1,595
Rent	-10% $1,431	-5% $1,527	+0% $1,623	+5% $1,719	+10% $1,815
Rate	-1.0pp $1,648	-0.5pp $1,636	base $1,623	+0.5pp $1,610	+1.0pp $1,597

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	11d	1	0.59mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	18d	1	0.63mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	45d	1	1.03mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	1.10mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	25d	1	1.18mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	1.21mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.37mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.49mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $50,000 Active 86 DOM
2. 2026-06-18
   days on market $50,000 Active 83 DOM
3. 2026-06-17
   days on market $50,000 Active 82 DOM
4. 2026-06-16
   days on market $50,000 Active 81 DOM
5. 2026-06-15
   days on market $50,000 Active 80 DOM
6. 2026-06-13
   days on market $50,000 Active 78 DOM
7. 2026-06-13
   statusdays on market $50,000 Active 77 DOM
8. 2026-05-12
   price $50,000 561-char remark

   Show marketing remark (561 chars)

   Senior park Community 55+. .You don't want to miss out on this 2 bedroom 2 bath home with a panoramic view of the San Jacinto Mountains. The formal living room is bathed in natural light and offers a beautiful view of the greenbelt. Located in the back of the home is a raised patio offering plenty of privacy for entertaining guest or enjoy your morning coffee in the enclosed screen room. The electric fireplace adds a bit of warmth for those cozy nights at home. This home is located within walking distance from the club house, pool, spa and billiards room.

9. 2026-03-13
   listed $55,000 Active 561-char remark

   Show marketing remark (561 chars)

   Senior park Community 55+. .You don't want to miss out on this 2 bedroom 2 bath home with a panoramic view of the San Jacinto Mountains. The formal living room is bathed in natural light and offers a beautiful view of the greenbelt. Located in the back of the home is a raised patio offering plenty of privacy for entertaining guest or enjoy your morning coffee in the enclosed screen room. The electric fireplace adds a bit of warmth for those cozy nights at home. This home is located within walking distance from the club house, pool, spa and billiards room.

10. 2014-05-03
    price $19,400
11. 2014-05-03
    listed $194,400 Active
12. 2014-05-03
    historical
13. 2014-05-03
    historical
14. 2014-05-03
    status Active
15. 2014-04-24
    status Active
16. 2014-04-23
    price Hold
17. 2014-04-23
    historical Hold
18. 2014-04-23
    historical
19. 2014-03-05
    listed $21,500 Active
20. 2011-03-05
    historical
21. 2010-12-07
    price $13,900
22. 2010-11-01
    status Active
23. 2010-11-01
    historical
24. 2010-10-04
    price $16,500
25. 2010-07-31
    listed $18,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $113 · $9/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$267/yr (+$22/mo · 234.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,096
• − Mortgage interest: −$2,801
• − Property taxes: −$113
• − Insurance: −$250
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$1,455
• Taxable income: $19,821
• Est. tax owed @ 24.0%: −$4,757
• After-tax cash flow: $14,718/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: 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

+177.8% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $50,000 CRMLS
• 2026-03-13 Listed $55,000 CRMLS
• 2014-05-03 Price Changed $19,400 CRMLS
• 2014-05-03 Listed $194,400 CRMLS
• 2014-05-03 Relisted — CRMLS
• 2014-05-03 Listing Removed — CRMLS
• 2014-05-03 Listing Removed — CRMLS
• 2014-04-24 Relisted — CRMLS
• 2014-04-23 Delisted — CRMLS
• 2014-04-23 Price Changed — CRMLS
• 2014-04-23 Listing Removed — CRMLS
• 2014-03-05 Listed $21,500 CRMLS
• 2011-03-05 Listing Removed — CRMLS
• 2010-12-07 Price Changed $13,900 CRMLS
• 2010-11-01 Relisted — CRMLS
• 2010-11-01 Listing Removed — CRMLS
• 2010-10-04 Price Changed $16,500 CRMLS
• 2010-07-31 Listed $18,000 CRMLS

Property tax history

-3.5%/yr

Latest (2025): $113 · +8.0% YoY. Source: county tax records.