1025 Martin St #37 · Lakeport, CA 95453

$42,900

2 bd · 1.0 ba · 672 sqft · Land · 2159 Days on market

Built 1994 5.64 ac lot $64/sqft · 43% above area Est $30k · 43% over ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

Key facts

• 5.64 acre lot
• Built 1994
• Listed 2159 days

Property features AI

Finance

• Other: Park name: Fairgrounds Village; Lot features: level with street, close to clubhouse, near public transit, paved; Road surface maintained; Directions: Main Street to Martin Street to Fairgrounds Village
• Financial info: Land lease of $583.04 per month (land lease community); sewer and water included
• HOA & community: Located in Fairgrounds Village (senior community); Community features: biking, dog park, fishing, lake, park, watersports, mountainous setting, curbs, sidewalks, paved roads, suburban setting; Manager approval required; Pets allowed

Exterior

• Parking: Carport; Covered parking; Paver driveway; Guest parking available
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water (district/public); Public sewer; Electricity connected; Cable connected; Telephone on property; Sewer and water included in rent
• Home design: Single-wide mobile home (model: Westfield); Turnkey condition; One story; Mobile dimensions approximately 14' x 48'; Parking-facing accessibility; Has a view; Fishing available in community
• Construction: Vinyl construction; Shingle roof; Siding skirt
• Exterior features: Shingle roof; Vinyl exterior siding; Rain gutters; Satellite dish; Covered patio and open patio; Front porch; Storage building; No pool; Skirt siding

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas and electric range; Range/stove hood; Laminate counters
• Bedrooms: All bedrooms on main floor; Main floor master bedroom
• Flooring: Carpet; Laminate flooring
• Bathrooms: One full bathroom with bathtub and shower (shower in tub)
• Heating & cooling: Central furnace; Wall/window cooling; Evaporative cooler
• Interior features: Open floor plan; Ceiling fan; Panel doors; Sliding glass door(s); Carbon monoxide and smoke detectors; Blinds, drapes/curtains and window screens
• Laundry & utility: Laundry area inside; Electric dryer hookup; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $43k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 2159 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 2159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.45% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.23%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

• ARV (median comp): $29,900
• List price: $42,900
• Delta: 43.48%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 90.9%
• Equity multiple: 5.21×
• Total profit: $50,575
• Equity at exit: $6,397

10-year hold

• IRR: 93.8%
• Equity multiple: 10.83×
• Total profit: $118,124
• Equity at exit: $3,709

Cash invested: $12,012 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $903

Break-even live

Break-even rent $337

Max offer price $42,900

Occupancy floor 34%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $42,900 Active 2159 DOM
2. 2026-06-18
   days on market $42,900 Active 2158 DOM
3. 2026-06-17
   days on market $42,900 Active 2157 DOM
4. 2026-06-16
   days on market $42,900 Active 2156 DOM
5. 2026-06-15
   days on market $42,900 Active 2155 DOM
6. 2026-06-14
   days on market $42,900 Active 2153 DOM
7. 2026-06-12
   days on market $42,900 Active 2152 DOM
8. 2026-06-09
   days on market $42,900 Active 2149 DOM
9. 2026-06-08
   days on market $42,900 Active 2148 DOM
10. 2026-06-07
    days on market $42,900 Active 2147 DOM
11. 2026-06-05
    days on market $42,900 Active 2144 DOM
12. 2026-06-03
    days on market $42,900 Active 2143 DOM
13. 2026-06-02
    days on market $42,900 Active 2142 DOM
14. 2026-06-01
    days on market $42,900 Active 2141 DOM
15. 2026-05-31
    days on market $42,900 Active 2140 DOM
16. 2026-05-30
    days on market $42,900 Active 2139 DOM
17. 2022-11-08
    soldstatus $38,750 Closed Sale 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

18. 2022-10-18
    historical Active Under Contract 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

19. 2022-09-09
    status Active 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

20. 2022-09-06
    historical Active Under Contract 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

21. 2022-08-31
    status Active 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

22. 2022-07-26
    historical Active Under Contract 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

23. 2022-06-27
    listed $42,900 Active 1029-char remark

    Show marketing remark (1029 chars)

    Home sweet home. .. .A very well maintained 672 sq ft 1994 2 bedroom, 1 bath single wide manufactured home in a well maintained in a quiet 55+ senior park in downtown Lakeport Ca. Cozy kitchen to cook in with, Stove and Dishwasher included. Each room has its own A/C window unit. Open floor plan gives this home for a roomier feel. Washer and dryer hookups in the hallway. Brand new 30-year-old roof. Covered parking, shed, room for your BBQ to enjoy gatherings with friends and family. Walking distance is minutes away from restaurants, shopping, lake, park and fishing. Fairgrounds Village MH Park is a senior park located on Martin Street next to the Lake County Fairgrounds. This park is well run community and a clean and peaceful place to live and not a far walk to downtown central Lakeport. This cozy home is move in ready. It's a must see to appreciate. Amenities include recreational hall, BBQs, and picnic areas for residents. Space rent 650.00/month, pay separately for water, sewer and trash. Must get park approval.

24. 2021-03-05
    historical
25. 2021-03-01
    status Active
26. 2021-02-28
    historical
27. 2020-08-18
    listed $42,900 Active
28. 2020-07-21
    listed $42,900 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: $277 · $23/mo
• Projected year-2 tax: $326 · $27/mo
• Expected delta: +$49/yr (+$4/mo · 17.8%)

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

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 7 d/yr ≥103°F today · 14 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: $17,758
• − Mortgage interest: −$2,403
• − Property taxes: −$277
• − Insurance: −$214
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$1,248
• Taxable income: $10,774
• Est. tax owed @ 24.0%: −$2,586
• After-tax cash flow: $8,252/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

-9.7% since first listed

12 events — show timeline

• 2022-11-08 Sold (MLS) $38,750 CRMLS
• 2022-10-18 Contingent — CRMLS
• 2022-09-09 Relisted — CRMLS
• 2022-09-06 Contingent — CRMLS
• 2022-08-31 Relisted — CRMLS
• 2022-07-26 Contingent — CRMLS
• 2022-06-27 Listed $42,900 CRMLS
• 2021-03-05 Listing Removed — CRMLS
• 2021-03-01 Relisted — CRMLS
• 2021-02-28 Listing Removed — CRMLS
• 2020-08-18 Listed $42,900 CRMLS
• 2020-07-21 Listed $42,900 CRMLS

Property tax history

+5.2%/yr

Latest (2025): $277 · +16.2% YoY. Source: county tax records.