13460 Highway 8 Business Spc 29 · Lakeside, CA 92040

$248,880

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 78 Days on market

Built 2013 4.06 ac lot Est $250k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• 1% rule +7.5/10.0
• 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

Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

Key facts

• Gated community
• Clubhouse
• 2 storage sheds

Tags

• COVERED BACK PATIO
• 2 STORAGE SHEDS
• CHAIN-LINK FENCED YARD
• SOLAR INSTALLED
• GATED COMMUNITY
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Located in Pana-Rama Mobile Home Estates; Senior community

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Manufactured home; Single-story
• Construction: Composition roof
• Exterior features: Patio; Chain link fencing; Community pool; Shed(s); Solar panels

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas Range
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Refrigerator; Washer; Gas Range
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 5 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 35% 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 $7k 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $132k; list at $249k implies a 89% 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 $233,947 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.25% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $250,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13450 Hwy 8 Business	0.20mi	3/2.0 (+1)	1,344 (+4%)	10mo	$242,500	$180	71
13217 Aurora Dr #28	0.48mi	3/2.0 (+1)	1,294 (-0%)	8mo	$304,000	$235	66
13450 Highway 8 Business #99	0.20mi	3/2.0 (+1)	1,408 (+9%)	10mo	$330,000	$234	63
13217 Aurora Dr #73	0.48mi	3/2.0 (+1)	1,325 (+2%)	10mo	$260,000	$196	60
13162 Highway 8 Business #134	0.71mi	3/2.0 (+1)	1,300 (+0%)	3mo	$140,000	$108	59
13162 Highway 8 Business #200	0.71mi	2/2.0	1,360 (+5%)	2mo	$165,000	$121	57
13490 Highway 8 Business 8	0.26mi	3/2.0 (+1)	1,120 (-14%)	3mo	$228,000	$204	57
13490 Highway 8 Business Spc 59	0.26mi	3/2.0 (+1)	1,152 (-11%)	10mo	$245,000	$213	56
13162 Highway 8 Business #104	0.71mi	3/2.0 (+1)	1,344 (+4%)	3mo	$260,000	$193	54
13162 Highway 8 Business Spc 78	0.71mi	3/2.0 (+1)	1,368 (+6%)	10mo	$252,000	$184	44
13162 Hwy 8 Business #38	0.71mi	3/2.0 (+1)	1,400 (+8%)	12mo	$226,000	$161	38
13162 Highway 8 Business SPC 4	0.71mi	3/2.0 (+1)	1,147 (-12%)	8mo	$213,000	$186	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: 9.0%
• Equity multiple: 1.36×
• Total profit: $24,828
• Equity at exit: $37,109

10-year hold

• IRR: 18.6%
• Equity multiple: 2.58×
• Total profit: $110,289
• Equity at exit: $21,519

Cash invested: $69,686 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,122 high
• Mortgage (P&I): −$1,305
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $997

Break-even live

Break-even rent $1,861

Max offer price $248,880

Occupancy floor 63%

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: $62,220
• Closing costs: $7,466
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	0.63mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	1d	1	0.63mi
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,239	$2.49	1d	1	0.68mi
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	13d	1	1.17mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	1d	1	1.23mi

Listing history 22 events

1. 2026-06-18
   days on market $248,880 Active 78 DOM
2. 2026-06-17
   days on market $248,880 Active 77 DOM
3. 2026-06-16
   days on market $248,880 Active 76 DOM
4. 2026-06-15
   days on market $248,880 Active 75 DOM
5. 2026-06-13
   days on market $248,880 Active 73 DOM
6. 2026-06-09
   days on market $248,880 Active 69 DOM
7. 2026-06-08
   days on market $248,880 Active 68 DOM
8. 2026-06-07
   days on market $248,880 Active 67 DOM
9. 2026-06-04
   days on market $248,880 Active 64 DOM
10. 2026-06-03
    days on market $248,880 Active 63 DOM
11. 2026-06-02
    days on market $248,880 Active 62 DOM
12. 2026-06-01
    days on market $248,880 Active 61 DOM
13. 2026-05-31
    days on market $248,880 Active 60 DOM
14. 2026-03-20
    listed $248,880 Active
15. 2019-08-09
    soldstatus $132,000 Sold 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

16. 2019-08-09
    soldstatus $132,000 Closed Sale 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

17. 2019-07-11
    status Pending Sale 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

18. 2019-07-11
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

19. 2019-07-01
    price $155,900 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

20. 2019-07-01
    price $155,900 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

21. 2019-06-18
    listed $159,000 Active 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

22. 2019-06-18
    listed $159,000 Active 647-char remark

    Show marketing remark (647 chars)

    Enjoy your coffee on the deck with views of the mountains, beautiful sunrises and sunsets! Situated in a 55+ gated community of Pana-Rama Estates. This 2013 home has vaulted ceilings, a spacious kitchen with island, plenty of cabinet space, gas cooking, open floor plan, separate dining area, large laundry room, fans and canned lights throughout. and much more. Carport and low maintenance landscaping and private back yard area with nice size deck off of the back. Home has solar lease to be assumed. Neighborhoods: Lakeside Complex Features: , , Equipment: Dryer, Range/Oven, Shed(s), Washer Other Fees: 890 Sewer: Public Sewer Topography: LL

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$1,160/yr (+$97/mo · 158.6%)

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

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: $37,469
• − Mortgage interest: −$13,941
• − Property taxes: −$731
• − Insurance: −$1,244
• − Repairs & maintenance: −$2,998
• − Management: −$2,998
• − Depreciation: −$7,240
• Taxable income: $8,317
• Est. tax owed @ 24.0%: −$1,996
• After-tax cash flow: $9,967/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

+56.5% since first listed

9 events — show timeline

• 2026-03-20 Listed $248,880 SDMLS
• 2019-08-09 Sold (MLS) $132,000 CRMLS
• 2019-08-09 Sold (MLS) $132,000 SDMLS
• 2019-07-11 Pending — CRMLS
• 2019-07-11 Pending — SDMLS
• 2019-07-01 Price Changed $155,900 SDMLS
• 2019-07-01 Price Changed $155,900 CRMLS
• 2019-06-18 Listed $159,000 CRMLS
• 2019-06-18 Listed $159,000 SDMLS

Property tax history

+2.3%/yr

Latest (2013): $731 · +3.4% YoY. Source: county tax records.