1800 South Main #59 · Lakeport, CA 95453

$139,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 21 Days on market

Built 1976 $97/sqft · 14% below area Est $161k · 14% 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 +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream retreat in Lakeport, a serene waterfront paradise nestled within an exclusive senior park. This meticulously maintained 2-bedroom, 2-bathroom home offers an effortless blend of comfort and nature. Step inside this open-concept haven where sunlight pours through. The spacious kitchen flows seamlessly into the dining and lounging spaces, perfect for relaxed entertaining or quiet evenings. Wake up to incomparable views of thriving wildlife right from your doorstep—ducks gliding gracefully and birds singing their morning symphony. Home has a new roof, plenty of built in storage and room for a boat.

Key facts

• Built in storage
• Room for a boat
• Open-concept haven

Tags

• OPEN-CONCEPT HAVEN
• SPACIOUS KITCHEN
• INCOMPARABLE VIEWS
• NEW ROOF
• BUILT IN STORAGE
• ROOM FOR A BOAT

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Land lease: $865 monthly; Community amenities include watersports, hiking, fishing, mountains, lake access, and hunting

Exterior

• Parking: Located in Lakeport Lagoons park
• Utilities: Public sewer; District/public water; Telephone available in street; Sewer connected; Cable available; Electricity connected; Water connected
• Home design: Single-story; Mobile home (24' x 60'); Mobile home remains on site; Lot on channel/canal front; Estimated living area; Front entry
• Construction: Composition roof
• Exterior features: Patio; Community pool; Aluminum skirt; Wrought iron fencing

Interior

• Kitchen: Garbage disposal; Refrigerator; Propane oven; Propane stove; Dishwasher; Formica counters
• Bedrooms: All bedrooms located on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower in tub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Front door entry; All bedrooms on main level
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.3% in Lakeport — 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 54/100 on livability (#925 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: health & safety C-, schools D+, employment D+.
• Lakeport Unified (town): math 13% / reading 30% proficiency, ranked #451 of 517 in CA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y 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 $85k; list at $139k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. Crime grade is F 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.47%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $161,103
• List price: $139,000
• Delta: -16.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 S Main St #89	0.00mi	2/2.0	1,440 (0%)	4mo	$170,000	$118	96
1800 South Main St #78	0.06mi	2/2.0	1,400 (-3%)	13mo	$250,000	$179	82
1800 S Main #19	0.06mi	2/2.0	1,344 (-7%)	6mo	$125,000	$93	81
1900 S Main St #29	0.18mi	2/2.0	1,452 (+1%)	11mo	$265,000	$183	81
1800 south main #23	0.06mi	2/2.0	1,368 (-5%)	10mo	$112,000	$82	80
1800 S Main #24	0.09mi	3/2.0 (+1)	1,440 (0%)	13mo	$145,000	$101	80
1800 S Main St #86	0.09mi	2/2.0	1,440 (0%)	19mo	$210,000	$146	80
1900 S Main St #11	0.26mi	2/2.0	1,440 (0%)	11mo	$188,000	$131	79
1800 South Main St #14	0.00mi	2/2.0	1,344 (-7%)	13mo	$151,903	$113	78
1800 S Main St #12	0.06mi	2/2.0	1,480 (+3%)	20mo	$75,000	$51	76
1900 S Main St #43	0.23mi	2/2.0	1,560 (+8%)	11mo	$296,000	$190	66
1900 S Main St #26	0.20mi	3/2.0 (+1)	1,612 (+12%)	8mo	$314,000	$195	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $17,715
• Equity at exit: $20,725

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $67,325
• Equity at exit: $12,018

Cash invested: $38,920 (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 95453

• Active inventory: 148
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $631

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 64%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Royale Ave Lakeport, CA	2.0–3.0	2.0	1475	$1,800	$1.22	43d	3	0.23mi
10 Royale Ave #21 Lakeport, CA	2.0	2.0	1225	$2,195	$1.79	43d	1	0.23mi
10 Royale Ave #17 Lakeport, CA	2.0	2.0	1221	$2,100	$1.72	43d	1	0.23mi
300 Grace Ln Lakeport, CA	2.0	2.0	1200	$2,500	$2.08	43d	1	0.28mi
595 9th St Lakeport, CA	3.0	2.5	1596	$1,900	$1.19	43d	1	1.20mi

Listing history 47 events

1. 2026-06-19
   days on market $139,000 Active 21 DOM
2. 2026-06-18
   days on market $139,000 Active 20 DOM
3. 2026-06-17
   days on market $139,000 Active 19 DOM
4. 2026-06-16
   days on market $139,000 Active 18 DOM
5. 2026-06-15
   days on market $139,000 Active 17 DOM
6. 2026-06-14
   days on market $139,000 Active 15 DOM
7. 2026-06-12
   days on market $139,000 Active 14 DOM
8. 2026-06-09
   days on market $139,000 Active 11 DOM
9. 2026-06-08
   days on market $139,000 Active 10 DOM
10. 2026-06-07
    days on market $139,000 Active 9 DOM
11. 2026-06-05
    days on market $139,000 Active 6 DOM
12. 2026-06-03
    days on market $139,000 Active 5 DOM
13. 2026-06-02
    days on market $139,000 Active 4 DOM
14. 2026-06-01
    days on market $139,000 Active 3 DOM
15. 2026-05-31
    days on market $139,000 Active 2 DOM
16. 2026-05-30
    remarks 623-char remark
17. 2026-05-30
    pricedays on marketlisting id $139,000 Active 1 DOM
18. 2026-04-30
    historical
19. 2026-03-17
    price $134,000
20. 2025-12-12
    price $135,000
21. 2025-11-21
    listed $144,900 Active
22. 2025-10-29
    historical
23. 2025-09-23
    status Active
24. 2025-07-31
    historical Active Under Contract
25. 2025-06-26
    listed $149,888 Active
26. 2025-06-20
    historical
27. 2025-05-13
    listed $149,888 Active
28. 2023-03-24
    soldstatus $85,000 Closed Sale
29. 2023-02-21
    historical Active Under Contract
30. 2023-02-07
    status Active
31. 2023-01-29
    historical Active Under Contract
32. 2022-12-17
    status Active
33. 2022-10-27
    price $100,888
34. 2022-08-24
    listed $120,888 Active
35. 2016-08-09
    soldstatus $45,000 Closed Sale
36. 2016-07-07
    historical Active Under Contract
37. 2016-06-28
    status Active
38. 2016-06-21
    historical Active Under Contract
39. 2016-05-17
    listed $69,000 Active
40. 2016-05-10
    historical
41. 2016-04-28
    listed $69,000 Active
42. 2016-03-26
    historical
43. 2016-03-26
    status Active
44. 2016-03-22
    historical
45. 2015-12-22
    listed $60,000 Active
46. 2015-08-18
    historical
47. 2015-06-10
    listed $65,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,181
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$4,044
• Taxable income: $5,702
• Est. tax owed @ 24.0%: −$1,369
• After-tax cash flow: $6,207/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: Lakeport Unified
• NCES district ID: 0620670
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $44,332
• Composite: 18.55/100
• National rank: #8912
• State rank: #451 of 517 in CA

Livability — Lakeport

• Score: 54/100
• State rank: #925
• US rank: #24236

Category grades

Amenities F Commute F Cost of living F Crime F Employment D+ Housing A Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeport, CA
• County: Lake County · 24,333 people
• City population: 11,741
• Metro: Clearlake, CA
• Population (ZIP): 11,741
• Household income: $71,419
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 250.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.01%
• Current HPI: 155.5391
• Rent YoY: —
• Metro: Clearlake, 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

+113.8% since first listed

31 events — show timeline

• 2026-05-29 Listed $139,000 CRMLS
• 2026-04-30 Listing Removed — CRMLS
• 2026-03-17 Price Changed $134,000 CRMLS
• 2025-12-12 Price Changed $135,000 CRMLS
• 2025-11-21 Listed $144,900 CRMLS
• 2025-10-29 Listing Removed — CRMLS
• 2025-09-23 Relisted — CRMLS
• 2025-07-31 Contingent — CRMLS
• 2025-06-26 Listed $149,888 CRMLS
• 2025-06-20 Listing Removed — CRMLS
• 2025-05-13 Listed $149,888 CRMLS
• 2023-03-24 Sold (MLS) $85,000 CRMLS
• 2023-02-21 Contingent — CRMLS
• 2023-02-07 Relisted — CRMLS
• 2023-01-29 Contingent — CRMLS
• 2022-12-17 Relisted — CRMLS
• 2022-10-27 Price Changed $100,888 CRMLS
• 2022-08-24 Listed $120,888 CRMLS
• 2016-08-09 Sold (MLS) $45,000 CRMLS
• 2016-07-07 Contingent — CRMLS
• 2016-06-28 Relisted — CRMLS
• 2016-06-21 Contingent — CRMLS
• 2016-05-17 Listed $69,000 CRMLS
• 2016-05-10 Listing Removed — CRMLS
• 2016-04-28 Listed $69,000 CRMLS
• 2016-03-26 Listing Removed — CRMLS
• 2016-03-26 Relisted — CRMLS
• 2016-03-22 Listing Removed — CRMLS
• 2015-12-22 Listed $60,000 CRMLS
• 2015-08-18 Listing Removed — CRMLS
• 2015-06-10 Listed $65,000 CRMLS