13460 Highway 8 Business Spc 94 · Lakeside, CA 92040

$99,000

3 bd · 1.0 ba · 720 sqft · Manufactured · 56 Days on market

Built 1973 22 ac lot Est $162k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY. GREAT LOCATION. NEW CARPETS, NEW PAINT, GATED 55+ COMMUNITY. THIS HOME JUST NEEDS YOU! QUAINT 3 BEDROOM, 1 BATH, LOW MAINTENANCE YARD, TANDEM CARPORT, VIEW! SPACE RENT $852.00. PANA-RAMA ESTATES FEATURES, POOL,SPA,SHUFFLE BOARD,BBQ AREA,CLUB HOUSE WITH KITCHEN, AND WEEKLY COMMUNITY ACTIVITIES!!!

Key facts

• 21.91 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Directions: Once you turn into Pana Rama, immediately turn left, then make your first right on Oak Dr, then a right on Fir, then a left on Elm Ct.
• HOA & community: Community amenities: clubhouse, picnic area, barbecue, pool, recreation facilities, spa/hot tub; Senior community

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Single-story mobile home; Residential property type; Located in the Pana Rama building/community; Zoned R-1 (single)
• Construction: Mobile home construction
• Exterior features: Community pool and spa/hot tub access; Shed(s) on the property; Lot in a subdivision setting (Lakeside)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Up to 3 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/Window cooling units
• Interior features: Washer and dryer included; Microwave; Refrigerator; Wall/window air conditioning units
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 2.6% 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.
• Lakeside Union Elementary (suburban): math 41% / reading 52% proficiency, ranked #480 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 148 active listings in the ZIP; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 + 3.6% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $99k implies a 241% gain — meaningful room to come down on a strong offer.

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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.66% ✓
• Cap rate: 23.26%
• Cash-on-cash: 60.59%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13450 Highway 8 Business #51	0.12mi	2/2.0 (-1)	720 (0%)	19mo	$170,000	$236	70
13490 Highway 8 Business #50	0.23mi	2/1.0 (-1)	800 (+11%)	10mo	$180,000	$225	57
9041 El Dorado Pkwy Spc 51	0.71mi	2/2.0 (-1)	800 (+11%)	4mo	$130,000	$163	36

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: 60.0%
• Equity multiple: 3.69×
• Total profit: $74,631
• Equity at exit: $14,761

10-year hold

• IRR: 64.9%
• Equity multiple: 7.71×
• Total profit: $186,132
• Equity at exit: $8,560

Cash invested: $27,720 (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 92040

• Rents YoY: 3.6%
• Active inventory: 148
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $1,400

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 42%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 56 DOM
2. 2026-06-17
   days on market $99,000 Active 55 DOM
3. 2026-06-16
   days on market $99,000 Active 54 DOM
4. 2026-06-15
   days on market $99,000 Active 53 DOM
5. 2026-06-13
   days on market $99,000 Active 51 DOM
6. 2026-06-10
   price $99,000 Active 47 DOM
7. 2026-06-09
   days on market $115,000 Active 47 DOM
8. 2026-06-08
   days on market $115,000 Active 46 DOM
9. 2026-06-07
   days on market $115,000 Active 45 DOM
10. 2026-06-04
    days on market $115,000 Active 42 DOM
11. 2026-06-03
    days on market $115,000 Active 41 DOM
12. 2026-06-02
    days on market $115,000 Active 40 DOM
13. 2026-06-01
    days on market $115,000 Active 39 DOM
14. 2026-05-31
    days on market $115,000 Active 38 DOM
15. 2026-04-23
    listed $115,000 Active
16. 2019-12-06
    soldstatus $29,000 Sold 311-char remark

    Show marketing remark (311 chars)

    MOVE IN READY. GREAT LOCATION. NEW CARPETS, NEW PAINT, GATED 55+ COMMUNITY. THIS HOME JUST NEEDS YOU! QUAINT 3 BEDROOM, 1 BATH, LOW MAINTENANCE YARD, TANDEM CARPORT, VIEW! SPACE RENT $852.00. PANA-RAMA ESTATES FEATURES, POOL,SPA,SHUFFLE BOARD,BBQ AREA,CLUB HOUSE WITH KITCHEN, AND WEEKLY COMMUNITY ACTIVITIES!!!

17. 2019-11-25
    status Pending 311-char remark

    Show marketing remark (311 chars)

    MOVE IN READY. GREAT LOCATION. NEW CARPETS, NEW PAINT, GATED 55+ COMMUNITY. THIS HOME JUST NEEDS YOU! QUAINT 3 BEDROOM, 1 BATH, LOW MAINTENANCE YARD, TANDEM CARPORT, VIEW! SPACE RENT $852.00. PANA-RAMA ESTATES FEATURES, POOL,SPA,SHUFFLE BOARD,BBQ AREA,CLUB HOUSE WITH KITCHEN, AND WEEKLY COMMUNITY ACTIVITIES!!!

18. 2019-11-04
    listed $39,000 Active 311-char remark

    Show marketing remark (311 chars)

    MOVE IN READY. GREAT LOCATION. NEW CARPETS, NEW PAINT, GATED 55+ COMMUNITY. THIS HOME JUST NEEDS YOU! QUAINT 3 BEDROOM, 1 BATH, LOW MAINTENANCE YARD, TANDEM CARPORT, VIEW! SPACE RENT $852.00. PANA-RAMA ESTATES FEATURES, POOL,SPA,SHUFFLE BOARD,BBQ AREA,CLUB HOUSE WITH KITCHEN, AND WEEKLY COMMUNITY ACTIVITIES!!!

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 5 d/yr ≥98°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: $31,652
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$2,880
• Taxable income: $16,182
• Est. tax owed @ 24.0%: −$3,884
• After-tax cash flow: $12,911/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: Lakeside Union Elementary
• NCES district ID: 0620790
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $65,574
• Composite: 43.51/100
• National rank: #6453
• State rank: #480 of 1400 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

+194.9% since first listed

4 events — show timeline

• 2026-04-23 Listed $115,000 SDMLS
• 2019-12-06 Sold (MLS) $29,000 SDMLS
• 2019-11-25 Pending — SDMLS
• 2019-11-04 Listed $39,000 SDMLS