13450 Highway 8 Business #39 · Lakeside, CA 92040

$309,000

3 bd · 2.0 ba · 1,408 sqft · Manufactured · 153 Days on market

Built 2025 Est $270k · 14% over

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Why this score? — see what drove the D+ 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

* * * Side patio construction is almost complete * * * This BRAND NEW beautiful, spacious home is located in the highly sought after Lamplighter/Los Coches community, an all-age property. This home has a huge kitchen with lots of cabinet space, a walk-in panty, dedicated coffee bar, and stunning quartz countertops. 80" tall windows throughout the home and the home's southeastern orientation provide amazing natural lighting throughout the day. This home has beautiful flooring throughout, spacious bedrooms, a large primary bedroom with a walk-in closet and en-suite bathroom with walk-in glass shower and quartz countertop with 2 sinks! Stay cool all summer with central A/C and the co

Key facts

• Natural lighting
• Quartz countertops
• Dedicated coffee bar

Tags

• HUGE KITCHEN
• WALK-IN PANTRY
• DEDICATED COFFEE BAR
• QUARTZ COUNTERTOPS
• 80 INCH TALL WINDOWS
• NATURAL LIGHTING

Property features AI

Finance

• Other: Living area source reported by seller; Parcel number: 3971405500
• Financial info: Land lease approximately $1,295 monthly (seller-reported)
• HOA & community: Land lease in community

Exterior

• Parking: 3 carport spaces (total 3 parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Mobile home (Harmony model); Double-wide configuration; Single-story; Located in Lamplighter Los Coches mobile home park; Mobile home remains on site; Mobile dimensions approximately 26 ft wide by 56 ft long; Entry at ground level; Directions: West of Highway 8 Business
• Construction: Year built reported by seller
• Exterior features: Community association pool; Community pool; Front yard; Street lighting in the neighborhood

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level layout; Front entry
• Laundry & utility: Indoor laundry in a separate room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $309k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $309k).
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 37% 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 153 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $271,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.08% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $270,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13450 Highway 8 Business #99	0.00mi	3/2.0	1,408 (0%)	10mo	$330,000	$234	92
13450 Hwy 8 Business	0.00mi	3/2.0	1,344 (-4%)	10mo	$242,500	$180	84
13217 Aurora Dr Spc 39	0.28mi	3/2.0	1,493 (+6%)	7mo	$339,900	$228	71
13217 Aurora Dr #73	0.28mi	3/2.0	1,325 (-6%)	10mo	$260,000	$196	68
13300 Los Coches Rd #114	0.15mi	3/2.0	1,546 (+10%)	10mo	$217,000	$140	68
13460 Highway 8 Business Spc 11	0.20mi	3/2.0	1,536 (+9%)	10mo	$295,000	$192	67
13217 Aurora Dr #28	0.28mi	3/2.0	1,294 (-8%)	8mo	$304,000	$235	66
13162 Highway 8 Business #104	0.54mi	3/2.0	1,344 (-4%)	3mo	$260,000	$193	65
13162 Highway 8 Business #200	0.54mi	2/2.0 (-1)	1,360 (-3%)	2mo	$165,000	$121	63
13162 Highway 8 Business #134	0.54mi	3/2.0	1,300 (-8%)	3mo	$140,000	$108	59
13162 Highway 8 Business #201	0.54mi	3/2.0	1,493 (+6%)	10mo	$277,500	$186	56
13162 Highway 8 Business SPC 2	0.49mi	3/2.0	1,584 (+12%)	7mo	$300,000	$189	50

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-15,859
• Equity at exit: $46,073

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $35,808
• Equity at exit: $26,717

Cash invested: $86,520 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,344 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $507

Break-even live

Break-even rent $2,703

Max offer price $309,000

Occupancy floor 80%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8809 Los Coches Rd Lakeside, CA	4.0	2.0	1350	$3,800	$2.81	1d	1	0.28mi
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,239	$2.49	1d	1	0.47mi
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	0.73mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	1d	1	0.73mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	1d	1	1.06mi
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	13d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $309,000 Active 153 DOM
2. 2026-06-17
   days on market $309,000 Active 152 DOM
3. 2026-06-16
   days on market $309,000 Active 151 DOM
4. 2026-06-15
   days on market $309,000 Active 150 DOM
5. 2026-06-13
   days on market $309,000 Active 148 DOM
6. 2026-06-09
   days on market $309,000 Active 144 DOM
7. 2026-06-08
   days on market $309,000 Active 143 DOM
8. 2026-06-07
   days on market $309,000 Active 142 DOM
9. 2026-06-04
   days on market $309,000 Active 139 DOM
10. 2026-06-03
    days on market $309,000 Active 138 DOM
11. 2026-06-02
    days on market $309,000 Active 137 DOM
12. 2026-06-02
    price $309,000 Active 136 DOM
13. 2026-06-01
    days on market $319,000 Active 136 DOM
14. 2026-05-31
    days on market $319,000 Active 135 DOM
15. 2026-04-13
    status Active
16. 2026-03-24
    historical Active Under Contract
17. 2026-01-16
    listed $319,000 Active

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

Taxation est. · year 1

• Rental income: $40,132
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − Depreciation: −$8,989
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $5,783/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

3 events — show timeline

• 2026-04-13 Relisted — CRMLS
• 2026-03-24 Contingent — CRMLS
• 2026-01-16 Listed $319,000 CRMLS