13450 Highway 8 Business Spc 84 · Lakeside, CA 92040

$215,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 161 Days on market

Built 1972 16 ac lot Est $172k · 25% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY REMODELED 2BED 2BATH HOME IN ALL AGES COMMUNITY Move in ready, this home is waiting for you!! Welcome home to Lamplighter Los Coches, All Ages Community with amenities like swimming pool, jacuzzi, club house, close to shopping, banking, schools, Space rent is Only $1125, No Property Taxes!!! This beautiful home sits high atop on a cul-de-sac giving you plenty of privacy and amazing mountain views! Enjoy yard space all around the home perfect for everyone, gatherings and pets, plus storage shed. Fully renovated with flooring throughout, double panel windows, new insulation and drywall, counter tops, new stainless-steel appliances, recessed lighting, custom made kitchen cabinets, and more. You will love the open concept, fireplace in your living room, Sunroom perfect for morning coffee!Do not miss out on this opportunity, Motivated Seller, Bring Offers!! Call Now! HABLO ESPAÑOL Serial#S17129U

Key facts

• Wide-plank flooring
• Dual-pane windows
• Premium countertops

Tags

• PRIVATE CUL-DE-SAC
• BREATHTAKING MOUNTAIN VIEWS
• WIDE-PLANK FLOORING
• DUAL-PANE WINDOWS
• NEW INSULATION
• PREMIUM COUNTERTOPS

Property features AI

Finance

• Other: Lot and living area sourced from public records; Parcel number 7739714884
• Financial info: Assessments unknown — buyer to verify
• HOA & community: Land lease in effect; Monthly land lease payment of $1,226; Manager approval required

Exterior

• Parking: Located in Lamplighter Los Conches manufactured homes park
• Utilities: Public sewer; No well on property
• Home design: Manufactured home (24 ft x 36 ft); Single-story
• Exterior features: Community pool; Street lighting; Park; Corners established

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace; Floor furnace heating
• Interior features: One-level home; Entry at main level; Has a view
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 161 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $171,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13490 Highway 8 Business Spc 24	0.41mi	2/2.0	960 (0%)	1mo	$133,500	$139	76
13490 Highway 8 Business Spc 14	0.41mi	2/1.0	960 (0%)	6mo	$98,000	$102	76
13594 Highway 8 Business #33	0.55mi	2/2.0	987 (+3%)	3mo	$177,000	$179	64
13594 Highway 8 Business #42	0.54mi	2/2.0	960 (0%)	12mo	$193,000	$201	61
13594 Highway 8 Business #48	0.55mi	2/2.0	920 (-4%)	6mo	$170,000	$185	58
13490 Highway 8 Business Spc 23	0.41mi	2/2.0	1,040 (+8%)	8mo	$210,000	$202	56
13300 Los Coches Rd E Spc 12	0.15mi	2/2.0	1,088 (+13%)	14mo	$207,000	$190	55
13162 Highway 8 Business #115	0.54mi	2/2.0	1,020 (+6%)	20mo	$130,500	$128	43
13594 Highway 8 Business #64	0.57mi	3/2.0 (+1)	1,057 (+10%)	7mo	$169,000	$160	42
13162 Highway Business 8 #198	0.54mi	3/2.0 (+1)	1,040 (+8%)	12mo	$230,000	$221	42
13490 Highway 8 Business Spc 53	0.41mi	3/2.0 (+1)	1,100 (+15%)	12mo	$110,000	$100	37
13594 Highway 8 Business Spc 7	0.55mi	3/2.0 (+1)	1,082 (+13%)	17mo	$190,000	$176	30

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,220
• Equity at exit: $32,057

10-year hold

• IRR: 8.5%
• Equity multiple: 1.66×
• Total profit: $39,846
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $458

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 76%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8410 Los Coches Rd El Cajon, CA	2.0	2.0	900	$2,239	$2.49	1d	1	0.47mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	1d	1	1.06mi
12171 Winter Gardens Dr Lakeside, CA	2.0	1.0	862	$2,500	$2.90	1d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 161 DOM
2. 2026-06-17
   days on market $215,000 Active 160 DOM
3. 2026-06-16
   days on market $215,000 Active 159 DOM
4. 2026-06-15
   days on market $215,000 Active 158 DOM
5. 2026-06-13
   days on market $215,000 Active 156 DOM
6. 2026-06-09
   days on market $215,000 Active 152 DOM
7. 2026-06-08
   days on market $215,000 Active 151 DOM
8. 2026-06-07
   days on market $215,000 Active 150 DOM
9. 2026-06-04
   days on market $215,000 Active 147 DOM
10. 2026-06-03
    days on market $215,000 Active 146 DOM
11. 2026-06-02
    days on market $215,000 Active 145 DOM
12. 2026-06-01
    days on market $215,000 Active 144 DOM
13. 2026-05-31
    days on market $215,000 Active 143 DOM
14. 2026-04-13
    price $215,000
15. 2025-12-13
    listed $230,000 Active
16. 2024-06-28
    soldstatus $199,000 Closed Sale 922-char remark

    Show marketing remark (922 chars)

    BEAUTIFULLY REMODELED 2BED 2BATH HOME IN ALL AGES COMMUNITY Move in ready, this home is waiting for you!! Welcome home to Lamplighter Los Coches, All Ages Community with amenities like swimming pool, jacuzzi, club house, close to shopping, banking, schools, Space rent is Only $1125, No Property Taxes!!! This beautiful home sits high atop on a cul-de-sac giving you plenty of privacy and amazing mountain views! Enjoy yard space all around the home perfect for everyone, gatherings and pets, plus storage shed. Fully renovated with flooring throughout, double panel windows, new insulation and drywall, counter tops, new stainless-steel appliances, recessed lighting, custom made kitchen cabinets, and more. You will love the open concept, fireplace in your living room, Sunroom perfect for morning coffee!Do not miss out on this opportunity, Motivated Seller, Bring Offers!! Call Now! HABLO ESPAÑOL Serial#S17129U

17. 2024-05-29
    status Pending Sale 922-char remark

    Show marketing remark (922 chars)

    BEAUTIFULLY REMODELED 2BED 2BATH HOME IN ALL AGES COMMUNITY Move in ready, this home is waiting for you!! Welcome home to Lamplighter Los Coches, All Ages Community with amenities like swimming pool, jacuzzi, club house, close to shopping, banking, schools, Space rent is Only $1125, No Property Taxes!!! This beautiful home sits high atop on a cul-de-sac giving you plenty of privacy and amazing mountain views! Enjoy yard space all around the home perfect for everyone, gatherings and pets, plus storage shed. Fully renovated with flooring throughout, double panel windows, new insulation and drywall, counter tops, new stainless-steel appliances, recessed lighting, custom made kitchen cabinets, and more. You will love the open concept, fireplace in your living room, Sunroom perfect for morning coffee!Do not miss out on this opportunity, Motivated Seller, Bring Offers!! Call Now! HABLO ESPAÑOL Serial#S17129U

18. 2024-05-03
    price $199,000 922-char remark

    Show marketing remark (922 chars)

    BEAUTIFULLY REMODELED 2BED 2BATH HOME IN ALL AGES COMMUNITY Move in ready, this home is waiting for you!! Welcome home to Lamplighter Los Coches, All Ages Community with amenities like swimming pool, jacuzzi, club house, close to shopping, banking, schools, Space rent is Only $1125, No Property Taxes!!! This beautiful home sits high atop on a cul-de-sac giving you plenty of privacy and amazing mountain views! Enjoy yard space all around the home perfect for everyone, gatherings and pets, plus storage shed. Fully renovated with flooring throughout, double panel windows, new insulation and drywall, counter tops, new stainless-steel appliances, recessed lighting, custom made kitchen cabinets, and more. You will love the open concept, fireplace in your living room, Sunroom perfect for morning coffee!Do not miss out on this opportunity, Motivated Seller, Bring Offers!! Call Now! HABLO ESPAÑOL Serial#S17129U

19. 2024-04-17
    price $229,900 922-char remark

    Show marketing remark (922 chars)

    BEAUTIFULLY REMODELED 2BED 2BATH HOME IN ALL AGES COMMUNITY Move in ready, this home is waiting for you!! Welcome home to Lamplighter Los Coches, All Ages Community with amenities like swimming pool, jacuzzi, club house, close to shopping, banking, schools, Space rent is Only $1125, No Property Taxes!!! This beautiful home sits high atop on a cul-de-sac giving you plenty of privacy and amazing mountain views! Enjoy yard space all around the home perfect for everyone, gatherings and pets, plus storage shed. Fully renovated with flooring throughout, double panel windows, new insulation and drywall, counter tops, new stainless-steel appliances, recessed lighting, custom made kitchen cabinets, and more. You will love the open concept, fireplace in your living room, Sunroom perfect for morning coffee!Do not miss out on this opportunity, Motivated Seller, Bring Offers!! Call Now! HABLO ESPAÑOL Serial#S17129U

20. 2024-04-04
    listed $239,000 Active 922-char remark

    Show marketing remark (922 chars)

    BEAUTIFULLY REMODELED 2BED 2BATH HOME IN ALL AGES COMMUNITY Move in ready, this home is waiting for you!! Welcome home to Lamplighter Los Coches, All Ages Community with amenities like swimming pool, jacuzzi, club house, close to shopping, banking, schools, Space rent is Only $1125, No Property Taxes!!! This beautiful home sits high atop on a cul-de-sac giving you plenty of privacy and amazing mountain views! Enjoy yard space all around the home perfect for everyone, gatherings and pets, plus storage shed. Fully renovated with flooring throughout, double panel windows, new insulation and drywall, counter tops, new stainless-steel appliances, recessed lighting, custom made kitchen cabinets, and more. You will love the open concept, fireplace in your living room, Sunroom perfect for morning coffee!Do not miss out on this opportunity, Motivated Seller, Bring Offers!! Call Now! HABLO ESPAÑOL Serial#S17129U

21. 2023-08-28
    soldstatus $75,000 Closed Sale 154-char remark

    Show marketing remark (154 chars)

    Great location right off the 8 freeway. Shopping center nearby. The mobile home park is well-maintained and there is access to a pool. Nice yard and view.

22. 2023-07-13
    listed $130,000 Active 154-char remark

    Show marketing remark (154 chars)

    Great location right off the 8 freeway. Shopping center nearby. The mobile home park is well-maintained and there is access to a pool. Nice yard and view.

ⓘ 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: $29,530
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$6,255
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $4,969/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

+65.4% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $215,000 CRMLS
• 2025-12-13 Listed $230,000 CRMLS
• 2024-06-28 Sold (MLS) $199,000 CRMLS
• 2024-05-29 Pending — CRMLS
• 2024-05-03 Price Changed $199,000 CRMLS
• 2024-04-17 Price Changed $229,900 CRMLS
• 2024-04-04 Listed $239,000 CRMLS
• 2023-08-28 Sold (MLS) $75,000 CRMLS
• 2023-07-13 Listed $130,000 CRMLS

Property tax history

+3.5%/yr

Latest (2013): $322 · +3.9% YoY. Source: county tax records.