2230 Lake Park #226 · San Jacinto, CA 92583

$110,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 140 Days on market

Built 1974 $72/sqft · 38% above area Est $80k · 38% over

---

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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your future home in the serene Lake Park Soboba Springs a welcoming 55 + community. This expansive mobile home offers 1536 sf of comfortable living space thoughtfully designed to meet your needs. Key features: The home boasts two large bedrooms and two bathrooms providing ample space for relaxation and privacy. Living area enjoy a cozy living room dinning room and family room perfect for entertaining guests and spending a quiet evening at home . Enclosed patio ideal for enjoying morning coffee. The home includes its own laundry room visitors parking is conveniently located right across the street making it easy for friends and family to visit. Embrace the tranquility and amenities of this wonderful mobile home park

Key facts

• Laundry room
• Visitors parking
• Enclosed patio

Tags

• ENCLOSED PATIO
• LAUNDRY ROOM
• VISITORS PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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); 160 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 45% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $10k; list at $110k implies a 1000% gain — meaningful room to come down on a strong offer.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1974 — 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. 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?
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: 2.33% ✓
• Cap rate: 21.27%
• Cash-on-cash: 53.48%
• DSCR: 3.38
• GRM: 3.6

CMA / ARV

• ARV (median comp): $80,000
• List price: $110,000
• Delta: 37.50%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Lake Park #127	0.00mi	2/2.0	1,440 (-6%)	3mo	$32,000	$22	87
2230 Lake Park Dr #106	0.16mi	2/2.0	1,440 (-6%)	2mo	$35,000	$24	80
2230 Lake Park Dr #143	0.00mi	2/2.0	1,440 (-6%)	14mo	$75,000	$52	78
2230 Lake Park Dr #230	0.00mi	2/2.0	1,625 (+6%)	18mo	$142,000	$87	75
2230 Lake Park Dr #87	0.00mi	2/2.0	1,610 (+5%)	23mo	$120,000	$75	72
2230 Lake Park Dr #128	0.00mi	2/2.0	1,760 (+15%)	4mo	$62,500	$36	72
2230 Lake Park Dr #91	0.00mi	2/2.0	1,440 (-6%)	21mo	$67,000	$47	72
2230 Lake Park Dr #116	0.16mi	2/2.0	1,664 (+8%)	10mo	$70,000	$42	70
2230 Lake Park Dr #223	0.16mi	2/2.0	1,344 (-12%)	4mo	$77,500	$58	68
2230 Lake Park Dr #174	0.18mi	2/2.0	1,440 (-6%)	16mo	$142,000	$99	68
2230-223 Lake Park Dr	0.00mi	2/2.0	1,344 (-12%)	17mo	$100,000	$74	65
2230 Lake Park Dr #133	0.16mi	3/2.0 (+1)	1,325 (-14%)	3mo	$195,500	$148	62

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: 51.1%
• Equity multiple: 3.23×
• Total profit: $68,573
• Equity at exit: $16,401

10-year hold

• IRR: 56.4%
• Equity multiple: 6.46×
• Total profit: $168,095
• Equity at exit: $9,511

Cash invested: $30,800 (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: 160
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,559 high
• Mortgage (P&I): −$577
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,373

Break-even live

Break-even rent $821

Max offer price $110,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,435	-5% $1,404	+0% $1,373	+5% $1,342	+10% $1,310
Rent	-10% $1,171	-5% $1,272	+0% $1,373	+5% $1,474	+10% $1,575
Rate	-1.0pp $1,428	-0.5pp $1,401	base $1,373	+0.5pp $1,344	+1.0pp $1,315

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	11d	1	0.59mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	18d	1	0.63mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	45d	1	1.03mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	1.10mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	1.21mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.37mi

Listing history 19 events

1. 2026-06-09
   days on market $110,000 Active 140 DOM
2. 2026-06-08
   days on market $110,000 Active 139 DOM
3. 2026-06-07
   days on market $110,000 Active 138 DOM
4. 2026-06-04
   days on market $110,000 Active 135 DOM
5. 2026-06-03
   days on market $110,000 Active 134 DOM
6. 2026-06-02
   days on market $110,000 Active 133 DOM
7. 2026-06-01
   days on market $110,000 Active 132 DOM
8. 2026-05-31
   days on market $110,000 Active 131 DOM
9. 2026-01-20
   listed $110,000 Active 734-char remark

   Show marketing remark (734 chars)

   Discover your future home in the serene Lake Park Soboba Springs a welcoming 55 + community. This expansive mobile home offers 1536 sf of comfortable living space thoughtfully designed to meet your needs. Key features: The home boasts two large bedrooms and two bathrooms providing ample space for relaxation and privacy. Living area enjoy a cozy living room dinning room and family room perfect for entertaining guests and spending a quiet evening at home . Enclosed patio ideal for enjoying morning coffee. The home includes its own laundry room visitors parking is conveniently located right across the street making it easy for friends and family to visit. Embrace the tranquility and amenities of this wonderful mobile home park

10. 2025-12-06
    historical
11. 2025-11-10
    price $115,000
12. 2025-11-06
    price $98,000
13. 2025-06-23
    listed $125,000 Active
14. 2025-06-07
    historical
15. 2014-04-12
    historical
16. 2013-10-20
    listed $19,995 Active
17. 2013-05-23
    status Pending
18. 2013-05-23
    soldstatus $10,000 Closed
19. 2013-01-16
    listed $14,000 Active

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$525/yr (+$44/mo · 168.6%)

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

Taxation est. · year 1

• Rental income: $30,703
• − Mortgage interest: −$6,162
• − Property taxes: −$311
• − Insurance: −$550
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$3,200
• Taxable income: $15,568
• Est. tax owed @ 24.0%: −$3,736
• After-tax cash flow: $12,736/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: 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

+685.7% since first listed

11 events — show timeline

• 2026-01-20 Listed $110,000 CRMLS
• 2025-12-06 Listing Removed — CRMLS
• 2025-11-10 Price Changed $115,000 CRMLS
• 2025-11-06 Price Changed $98,000 CRMLS
• 2025-06-23 Listed $125,000 CRMLS
• 2025-06-07 Coming Soon — CRMLS
• 2014-04-12 Listing Removed — CRMLS
• 2013-10-20 Listed $19,995 CRMLS
• 2013-05-23 Pending — CRMLS
• 2013-05-23 Sold (MLS) $10,000 CRMLS
• 2013-01-16 Listed $14,000 CRMLS

Property tax history

+2.5%/yr

Latest (2025): $311 · +6.4% YoY. Source: county tax records.