1046 S Cleveland St Spc 14 · Oceanside, CA 92054

$157,000

1 bd · 1.0 ba · 400 sqft · SingleFamily · 29 Days on market

Built 1958 Good condition 0.57 ac lot $392/sqft · 8% above area Est $146k · 8% over ↓ 20% since listing

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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
• 1% rule +9.2/10.0
• ARV discount +4.1/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own mini beach getaway just two blocks from the sand. Recently remodeled, this charming 1 bed, 1 bath mobile home offers the perfect coastal escape with a cozy layout, modern updates, and a relaxed beach vibe. Located within walking distance to the up-and-coming Downtown Oceanside, you’ll be close to local restaurants, coffee shops, shopping, nightlife, the pier, and everything that makes coastal living so special. Properties like this rarely come to market, making this a unique opportunity to own a little slice of beach living without the big price tag. Whether you’re looking for a weekend retreat or a full-time coastal home, this is Oceanside living at its best

Key facts

• Close to the pier
• Close to nightlife
• Close to shopping

Tags

• CLOSE TO LOCAL RESTAURANTS
• CLOSE TO COFFEE SHOPS
• CLOSE TO SHOPPING
• CLOSE TO NIGHTLIFE
• CLOSE TO THE PIER
• UNIQUE OPPORTUNITY

Property features AI

Finance

• Financial info: Land lease: $800
• HOA & community: Part of an association; Community features include biking

Exterior

• Parking: Located in Oceanside View Trailer Park
• Utilities: Public sewer
• Home design: Single-story property; Mobile home (10' x 40')
• Construction: Mobile home construction
• Exterior features: No pool; Lot described as 0–1 unit per acre

Interior

• Bedrooms: Primary bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; Main entry on first level
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 2.5% in Oceanside — 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 64/100 on livability (#413 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: schools D+, crime D, cost of living F.
• Oceanside Unified (suburban): math 31% / reading 51% proficiency, ranked #221 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 164 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 32% of the median local income ($82k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $44k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,645 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $145,853
• List price: $157,000
• Delta: 7.64%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $17,419
• Equity at exit: $23,409

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $70,387
• Equity at exit: $13,574

Cash invested: $43,960 (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 92054

• Rents YoY: 3.0%
• Active inventory: 164
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $673

Break-even live

Break-even rent $1,373

Max offer price $157,000

Occupancy floor 65%

Sensitivity live

Price	-10% $781	-5% $727	+0% $673	+5% $619	+10% $564
Rent	-10% $497	-5% $585	+0% $673	+5% $761	+10% $849
Rate	-1.0pp $752	-0.5pp $713	base $673	+0.5pp $632	+1.0pp $591

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 S Pacific St Oceanside, CA	1.0	1.0	396	$2,495	$6.29	17d	3	0.76mi
400 Civic Center Dr Unit 400 Oceanside, CA	—	1.0	350	$1,795	$5.13	12d	1	1.02mi
501 N Ditmar St Unit O Oceanside, CA	1.0	1.0	362	$2,195	$6.06	17d	1	1.11mi
201 Surfrider Way Apt 12 Oceanside, CA	1.0	1.0	330	$2,000	$6.06	0d	1	1.14mi
201 Surfrider Way #9 Oceanside, CA	1.0	1.0	330	$1,950	$5.91	44d	1	1.14mi
201 Surfrider Way #8 Oceanside, CA	—	1.0	220	$1,795	$8.16	2d	1	1.14mi
201 Surfrider Way #10 Oceanside, CA	1.0	1.0	330	$2,050	$6.21	3d	1	1.14mi
2001 S Coast Hwy Apt 14 Oceanside, CA	—	1.0	300	$1,950	$6.50	44d	1	1.16mi

Listing history 27 events

1. 2026-06-21
   days on market $157,000 Active 29 DOM
2. 2026-06-18
   days on market $157,000 Active 26 DOM
3. 2026-06-17
   days on market $157,000 Active 25 DOM
4. 2026-06-16
   days on market $157,000 Active 24 DOM
5. 2026-06-15
   days on market $157,000 Active 23 DOM
6. 2026-06-13
   days on market $157,000 Active 21 DOM
7. 2026-06-13
   days on market $157,000 Active 20 DOM
8. 2026-06-09
   days on market $157,000 Active 17 DOM
9. 2026-06-08
   days on market $157,000 Active 16 DOM
10. 2026-06-07
    days on market $157,000 Active 15 DOM
11. 2026-06-04
    days on market $157,000 Active 12 DOM
12. 2026-06-03
    days on market $157,000 Active 11 DOM
13. 2026-06-02
    days on market $157,000 Active 10 DOM
14. 2026-06-01
    days on market $157,000 Active 9 DOM
15. 2026-05-31
    days on market $157,000 Active 8 DOM
16. 2026-05-14
    listed $157,000 Active 700-char remark
17. 2025-12-19
    historical
18. 2025-11-04
    listed $157,000 Active
19. 2025-10-28
    historical
20. 2025-08-05
    status Active
21. 2025-08-05
    historical
22. 2025-07-02
    price $157,000
23. 2025-06-01
    listed $187,000 Active
24. 2024-12-14
    historical
25. 2024-11-04
    price $177,000
26. 2024-10-19
    price $187,000
27. 2024-10-09
    listed $197,000 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥81°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,700
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$4,567
• Taxable income: $5,926
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $6,651/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 · 10 photos

Good 75/100 Cosmetic rehab

This charming mobile home is in good condition with modern updates and a relaxed beach vibe. It offers a great opportunity for a weekend retreat or full-time coastal living.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops and backsplash in kitchen — Modernizing the kitchen can significantly increase both resale and rental value
• Both Install new flooring in bathrooms — Fresh flooring can improve both the look and functionality of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops and backsplash in kitchen — Modernizing the kitchen can significantly increase both resale and rental value ↑
• Both Install new flooring in bathrooms — Fresh flooring can improve both the look and functionality of the bathrooms ↑

ⓘ 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: Oceanside Unified
• NCES district ID: 0628250
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $55,158
• Composite: 35.74/100
• National rank: #4853
• State rank: #221 of 517 in CA

Livability — Oceanside

• Score: 64/100
• State rank: #413
• US rank: #14081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceanside, CA
• County: San Diego County · 3,178,799 people
• City population: 198,702
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,417
• Household income: $82,408
• Rent vs Own: 60.9% rent · 39.1% own
• Severe rent burden: 2729.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 46% Hispanic / Latino 41% Two or more races 23% Asian 4% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 1% Tagalog/Filipino 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: ▼ -985.21%
• Current HPI: 461.2228
• Rent YoY: ▲ 2.99%
• 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

-20.3% since first listed

14 events — show timeline

• 2026-05-29 Relisted — CRMLS
• 2026-05-21 Pending — CRMLS
• 2026-05-14 Listed $157,000 CRMLS
• 2025-12-19 Listing Removed — SDMLS
• 2025-11-04 Listed $157,000 SDMLS
• 2025-10-28 Listing Removed — SDMLS
• 2025-08-05 Relisted — SDMLS
• 2025-08-05 Listing Removed — SDMLS
• 2025-07-02 Price Changed $157,000 SDMLS
• 2025-06-01 Listed $187,000 SDMLS
• 2024-12-14 Listing Removed — SDMLS
• 2024-11-04 Price Changed $177,000 SDMLS
• 2024-10-19 Price Changed $187,000 SDMLS
• 2024-10-09 Listed $197,000 SDMLS