2230 Lake Park Dr #2 · San Jacinto, CA 92583

$125,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 28 Days on market

Built 1971 Good condition Est $109k · 14% over ↓ 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Senior park Community 55+. .. This newly remodeled two bed two bath home offers a spacious living room, new kitchen appliances, washer/dryer and new carpet in the living room and bedrooms. The large front windows offers lots of natural lighting into your living space with a beautiful view of the greenbelt. Located across the street you will find the popular Soboba casino, championship golf course and many restaurants to choose from.

Key facts

• Natural lighting
• Beautiful view
• Washer dryer

Tags

• NEW KITCHEN APPLIANCES
• WASHER DRYER
• NATURAL LIGHTING
• BEAUTIFUL VIEW
• CHAMPIONSHIP GOLF COURSE
• MANY RESTAURANTS

Property features AI

Finance

• Other: Pets allowed; Accessibility: 2+ access exits
• Financial info: Monthly land lease noted (park-managed)
• HOA & community: Senior community; Park name: Soboba Spring Mobile Estates; Community features: fishing, lake access, street lighting; Land lease (monthly)

Exterior

• Parking: Carport with 2 carport spaces; RV gated parking; Total of 2 parking spaces; Private paved road frontage
• Security: Card/Code access; Automatic gate; Gated community; Resident manager
• Utilities: Public/district water; Public sewer (sewer connected); Natural gas connected; Electricity connected; Telephone available in street; Cable available
• Home design: Single-story mobile home (24' x 60'); One total story; Front entry; Entry level: 1; Has a view; Located in Lake Park (LKPK)
• Construction: Aluminum siding; Drywall interior walls; Composition/shingle roof; Block skirt; Brick & mortar perimeter foundation; Mobile home remains on site
• Exterior features: Concrete patio; Rain gutters; Exterior lighting; In-ground fenced community pool heated with gas; Lot on lakefront with community fishing; Landscaped; Two sheds

Interior

• Kitchen: Gas cooktop; Gas oven; Dishwasher; Garbage disposal; Microwave; Refrigerator; Freezer; Formica counters; Remodeled kitchen
• Bedrooms: Bedrooms with walk-in closet
• Flooring: Tile flooring; Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Walk-in shower; Granite counters in bathroom(s)
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Updated/remodeled interior; Formica counters; Sliding glass door(s); Screens; Walk-in closet; Family room; In-ground, community heated spa; Community spa
• Laundry & utility: Individual laundry room; Community laundry available; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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); 159 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: severe wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.84% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.55%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $109,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Lake Park Dr #106	0.00mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	98
2230 Lake Park #127	0.16mi	2/2.0	1,440 (0%)	3mo	$32,000	$22	90
2230 Lake Park Dr #223	0.00mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	86
2230 Lake Park Dr #174	0.02mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	86
2230 Lake Park Dr #143	0.16mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	81
2230 Lake Park Dr #133	0.00mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	79
2230 Lake Park #193	0.16mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	74
1499 Old Mtn #51	0.74mi	2/2.0	1,456 (+1%)	2mo	$120,000	$82	62
1499 Old Mountain Ave #93	0.71mi	2/2.0	1,440 (0%)	9mo	$91,500	$64	60
1499 Old Mountain Ave #30	0.74mi	2/2.0	1,440 (0%)	11mo	$115,000	$80	57
1499 Old Mountain Ave #145	0.74mi	2/2.0	1,440 (0%)	11mo	$110,000	$76	57
1499 Old Mtn #88	0.74mi	2/2.0	1,344 (-7%)	0mo	$80,000	$60	54

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: 27.2%
• Equity multiple: 2.12×
• Total profit: $39,340
• Equity at exit: $18,638

10-year hold

• IRR: 34.5%
• Equity multiple: 4.10×
• Total profit: $108,594
• Equity at exit: $10,808

Cash invested: $35,000 (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: 159
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $949

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 54%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	10d	1	0.81mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	0.84mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	43d	1	0.93mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	1.19mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	1.19mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	1.33mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.37mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	1.37mi
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	4d	1	1.40mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.47mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.47mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.48mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.49mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	1d	1	1.49mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 28 DOM
2. 2026-06-17
   days on market $125,000 Active 27 DOM
3. 2026-06-16
   days on market $125,000 Active 26 DOM
4. 2026-06-15
   days on market $125,000 Active 25 DOM
5. 2026-06-13
   days on market $125,000 Active 23 DOM
6. 2026-06-13
   days on market $125,000 Active 22 DOM
7. 2026-06-09
   days on market $125,000 Active 19 DOM
8. 2026-06-08
   days on market $125,000 Active 18 DOM
9. 2026-06-07
   days on market $125,000 Active 17 DOM
10. 2026-06-04
    days on market $125,000 Active 14 DOM
11. 2026-06-03
    days on market $125,000 Active 13 DOM
12. 2026-06-02
    days on market $125,000 Active 12 DOM
13. 2026-06-01
    days on market $125,000 Active 11 DOM
14. 2026-05-31
    days on market $125,000 Active 10 DOM
15. 2026-05-21
    listed $125,000 Active
16. 2024-05-18
    historical
17. 2023-12-18
    listed $150,000 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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 4 d/yr ≥102°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,541
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$3,636
• Taxable income: $9,996
• Est. tax owed @ 24.0%: −$2,399
• After-tax cash flow: $8,992/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, newly remodeled two-bedroom two-bath home in a senior park community offers a spacious living room and a beautiful view of the greenbelt. It is ready for move-in and would benefit from a fresh coat of paint and updated flooring and kitchen cabinets to further enhance its value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update flooring — new flooring improves aesthetics and functionality
• Both update kitchen cabinets — new cabinets and countertops enhance functionality and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update flooring — new flooring improves aesthetics and functionality ↑
• Both update kitchen cabinets — new cabinets and countertops enhance functionality and resale 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: 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

-16.7% since first listed

3 events — show timeline

• 2026-05-21 Listed $125,000 CRMLS
• 2024-05-18 Listing Removed — CRMLS
• 2023-12-18 Listed $150,000 CRMLS