11270 Konocti Vis #1 · Clearlake Riviera, CA 95457

$120,000

2 bd · 1.0 ba · 806 sqft · Manufactured · 123 Days on market

Built 2025 Excellent condition ↓ 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 +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

BRAND NEW Manufactured Home with LAKE VIEWS in PRESTINE Westwind Mobile Home Park! This is one of Lake Counties most gorgeous lakefront senior parks. 2 bedrooms, 1 bath home with a great floor plan with open concept kitchen, dining and living room. Kitchen is well equipped with brand new appliances and stone counter tops. Beautiful very large deck overlooking the lovely pool and green space. Amenities including BBQ, picnic area, ping pong, darts, huge lawn area with horseshoes, perfect for relaxing in the sunshine at the pool. In addition, there's a boat launch, great dock for fishing and mooring, plus RV or boat parking. Come make this your permanent vacation destination and be on vacation 365 days per year or use for getaways from the rat race!

Key facts

• Large deck
• Green space
• Bbq

Tags

• OPEN CONCEPT KITCHEN
• STONE COUNTER TOPS
• LARGE DECK
• POOL
• GREEN SPACE
• BBQ

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.2% in Clearlake Riviera — 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 58/100 on livability (#690 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime C-, health & safety C-, schools F.
• Kelseyville Unified (town): math 18% / reading 33% proficiency, ranked #1,150 of 1,400 in CA (top 82%) — 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: 78 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($830 loan paydown + $2k appreciation (1.3% local appreciation)).
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.47% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.06×
• Total profit: $35,739
• Equity at exit: $42,671

10-year hold

• IRR: 23.3%
• Equity multiple: 3.88×
• Total profit: $96,905
• Equity at exit: $58,048

Cash invested: $33,600 (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 95457

• Home prices YoY: 0.7%
• Active inventory: 78
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $500

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $583	-5% $541	+0% $500	+5% $458	+10% $417
Rent	-10% $360	-5% $430	+0% $500	+5% $569	+10% $639
Rate	-1.0pp $560	-0.5pp $530	base $500	+0.5pp $469	+1.0pp $437

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 123 DOM
2. 2026-06-19
   days on market $120,000 Active 121 DOM
3. 2026-06-18
   days on market $120,000 Active 120 DOM
4. 2026-06-17
   days on market $120,000 Active 119 DOM
5. 2026-06-16
   days on market $120,000 Active 118 DOM
6. 2026-06-15
   days on market $120,000 Active 117 DOM
7. 2026-06-14
   days on market $120,000 Active 115 DOM
8. 2026-06-12
   days on market $120,000 Active 114 DOM
9. 2026-06-09
   days on market $120,000 Active 111 DOM
10. 2026-06-08
    days on market $120,000 Active 110 DOM
11. 2026-06-07
    days on market $120,000 Active 109 DOM
12. 2026-06-07
    days on market $120,000 Active 108 DOM
13. 2026-06-03
    days on market $120,000 Active 105 DOM
14. 2026-06-02
    days on market $120,000 Active 104 DOM
15. 2026-06-01
    days on market $120,000 Active 103 DOM
16. 2026-05-31
    days on market $120,000 Active 102 DOM
17. 2026-05-30
    days on market $120,000 Active 101 DOM
18. 2026-04-24
    price $120,000 756-char remark

    Show marketing remark (756 chars)

    BRAND NEW Manufactured Home with LAKE VIEWS in PRESTINE Westwind Mobile Home Park! This is one of Lake Counties most gorgeous lakefront senior parks. 2 bedrooms, 1 bath home with a great floor plan with open concept kitchen, dining and living room. Kitchen is well equipped with brand new appliances and stone counter tops. Beautiful very large deck overlooking the lovely pool and green space. Amenities including BBQ, picnic area, ping pong, darts, huge lawn area with horseshoes, perfect for relaxing in the sunshine at the pool. In addition, there's a boat launch, great dock for fishing and mooring, plus RV or boat parking. Come make this your permanent vacation destination and be on vacation 365 days per year or use for getaways from the rat race!

19. 2026-03-02
    price $135,000 756-char remark

    Show marketing remark (756 chars)

    BRAND NEW Manufactured Home with LAKE VIEWS in PRESTINE Westwind Mobile Home Park! This is one of Lake Counties most gorgeous lakefront senior parks. 2 bedrooms, 1 bath home with a great floor plan with open concept kitchen, dining and living room. Kitchen is well equipped with brand new appliances and stone counter tops. Beautiful very large deck overlooking the lovely pool and green space. Amenities including BBQ, picnic area, ping pong, darts, huge lawn area with horseshoes, perfect for relaxing in the sunshine at the pool. In addition, there's a boat launch, great dock for fishing and mooring, plus RV or boat parking. Come make this your permanent vacation destination and be on vacation 365 days per year or use for getaways from the rat race!

20. 2026-02-18
    listed $149,900 Active 756-char remark

    Show marketing remark (756 chars)

    BRAND NEW Manufactured Home with LAKE VIEWS in PRESTINE Westwind Mobile Home Park! This is one of Lake Counties most gorgeous lakefront senior parks. 2 bedrooms, 1 bath home with a great floor plan with open concept kitchen, dining and living room. Kitchen is well equipped with brand new appliances and stone counter tops. Beautiful very large deck overlooking the lovely pool and green space. Amenities including BBQ, picnic area, ping pong, darts, huge lawn area with horseshoes, perfect for relaxing in the sunshine at the pool. In addition, there's a boat launch, great dock for fishing and mooring, plus RV or boat parking. Come make this your permanent vacation destination and be on vacation 365 days per year or use for getaways from the rat race!

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,196
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,491
• Taxable income: $4,395
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,941/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 · 13 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with a beautiful lake view and modern amenities. It is move-in ready and would be a great investment for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental
• Both Painting exterior walls — Fresh paint can improve the home's appearance and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental ↑
• Both Painting exterior walls — Fresh paint can improve the home's appearance and add value ↑

ⓘ 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: Kelseyville Unified
• NCES district ID: 0619320
• Math proficiency: 18% ▼ -1.00%
• Reading proficiency: 33% ▲ 4.00%
• Median HH income: $47,210
• Composite: 25.19/100
• National rank: #12920
• State rank: #1150 of 1400 in CA

Livability — Clearlake Riviera

• Score: 58/100
• State rank: #690
• US rank: #20956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,036

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 14% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 11% Lithuanian 5% Iranian 4%
• Foreign-born: 10% · Canada, China
• Languages at home: 82% English-only · Spanish 15% Other Asian/Pacific 1% 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: ▲ 1.27%
• Current HPI: 173.5678
• Rent YoY: —
• Metro: —
• 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

-19.9% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $120,000 CRMLS
• 2026-03-02 Price Changed $135,000 CRMLS
• 2026-02-18 Listed $149,900 CRMLS