13300 E Los Coches Rd #68 · Lakeside, CA 92021

$255,000

2 bd · 2.0 ba · 1,749 sqft · Manufactured · 70 Days on market

Built 1969 Est $331k · 23% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hidden gem, beautifully remodeled and expanded open concept 1749 sq ft home in 55+ community, Monterey Mobile Lodge! Spacious areas w large living room, separate dining room w built in hutch, plus recently added bonus room, great area as home office, exercise room, craft space, or even a third bedroom if needed, the list goes on. Chef's kitchen with 2 pantry's, center island with quartz counters & farm sink, stainless appliances, slide in gas range & pot filler! And don't miss the awesome primary suite with large walk in closet & customized shower. Laundry area complete with stackable washer/dryer and full sized freezer. Low maintenance yard complete with 2 storage sheds for all of your extra belongings. Conveniently located close to freeway and shopping with awesome community pool, spa & rec room, a great space for gatherings with family & friends!

Key facts

• 2 parking spots
• Community pool
• Built 1969

Property features AI

Finance

• Other: Pets allowed; Directions: When you pull into the park, go straight and it is a couple spaces up on the right
• HOA & community: Senior community; Community amenities include pool and clubhouse

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story mobile home; Residential property in a mobile home community; Located in Monterey Mobile Lodge (El Cajon)
• Construction: Aluminum siding; Metal roof; 1 story
• Exterior features: Covered porch with awning(s); Gate and wood fencing; Community pool; Community clubhouse; Has spa/hot tub

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator, freezer, ice maker, disposal
• Bedrooms: Up to 2 bedrooms possible
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Refrigerator; Washer; Freezer; Ice maker
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 238 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $3,246/mo this rent would consume 53% of the median local household income ($74k/yr) (locally 4178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 70 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $330,561
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13300 Los Coches Rd E #8	0.00mi	3/2.0 (+1)	1,680 (-4%)	9mo	$225,000	$134	81
13300 Los Coches Rd E#10	0.00mi	3/2.0 (+1)	1,680 (-4%)	13mo	$237,500	$141	78
13300 Los Coches Rd #114	0.00mi	3/2.0 (+1)	1,546 (-12%)	10mo	$217,000	$140	67
13460 Highway 8 Business Spc 11	0.17mi	3/2.0 (+1)	1,536 (-12%)	10mo	$295,000	$192	58
13217 Aurora Dr Spc 39	0.40mi	3/2.0 (+1)	1,493 (-15%)	7mo	$339,900	$228	46
13162 Highway 8 Business SPC 2	0.63mi	3/2.0 (+1)	1,584 (-9%)	7mo	$300,000	$189	44
13162 Highway 8 Business #79	0.69mi	3/2.0 (+1)	1,620 (-7%)	11mo	$319,000	$197	42
13162 Highway 8 Business #201	0.69mi	3/2.0 (+1)	1,493 (-15%)	10mo	$277,500	$186	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $316
• Equity at exit: $38,021

10-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $29,509
• Equity at exit: $22,048

Cash invested: $71,400 (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 92021

• Rents YoY: -0.8%
• Active inventory: 238
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,246 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $802

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 70%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9092 Los Coches Rd Lakeside, CA	3.0	2.5	1300	$4,000	$3.08	2d	1	0.79mi
9094 Los Coches Rd Lakeside, CA	3.0	2.5	1200	$4,000	$3.33	1d	1	0.79mi
13893 Pinkard Way #84 El Cajon, CA	3.0	2.5	1464	$3,200	$2.19	13d	1	1.14mi
2000 E Main St El Cajon, CA	3.0	1.5–2.5	1165	$3,300	$2.83	1d	1	1.18mi

Listing history 23 events

1. 2026-06-03
   days on market $255,000 Active 70 DOM
2. 2026-06-02
   days on market $255,000 Active 69 DOM
3. 2026-06-01
   days on market $255,000 Active 68 DOM
4. 2026-05-31
   days on market $255,000 Active 67 DOM
5. 2026-05-13
   price $255,000
6. 2026-04-30
   price $265,000
7. 2026-04-20
   price $274,900
8. 2026-04-12
   price $280,000
9. 2026-04-08
   price $285,000
10. 2026-03-25
    listed $290,000 Active
11. 2026-03-19
    price $290,000
12. 2026-03-19
    price $280,000
13. 2023-12-15
    soldstatus $255,000 Sold 891-char remark

    Show marketing remark (891 chars)

    Hidden gem, beautifully remodeled and expanded open concept 1749 sq ft home in 55+ community, Monterey Mobile Lodge! Spacious areas w large living room, separate dining room w built in hutch, plus recently added bonus room, great area as home office, exercise room, craft space, or even a third bedroom if needed, the list goes on. Chef's kitchen with 2 pantry's, center island with quartz counters & farm sink, stainless appliances, slide in gas range & pot filler! And don't miss the awesome primary suite with large walk in closet & customized shower. Laundry area complete with stackable washer/dryer and full sized freezer. Low maintenance yard complete with 2 storage sheds for all of your extra belongings. Conveniently located close to freeway and shopping with awesome community pool, spa & rec room, a great space for gatherings with family & friends!

14. 2023-12-01
    status Pending 891-char remark

    Show marketing remark (891 chars)

    Hidden gem, beautifully remodeled and expanded open concept 1749 sq ft home in 55+ community, Monterey Mobile Lodge! Spacious areas w large living room, separate dining room w built in hutch, plus recently added bonus room, great area as home office, exercise room, craft space, or even a third bedroom if needed, the list goes on. Chef's kitchen with 2 pantry's, center island with quartz counters & farm sink, stainless appliances, slide in gas range & pot filler! And don't miss the awesome primary suite with large walk in closet & customized shower. Laundry area complete with stackable washer/dryer and full sized freezer. Low maintenance yard complete with 2 storage sheds for all of your extra belongings. Conveniently located close to freeway and shopping with awesome community pool, spa & rec room, a great space for gatherings with family & friends!

15. 2023-11-17
    price $259,000 891-char remark

    Show marketing remark (891 chars)

    Hidden gem, beautifully remodeled and expanded open concept 1749 sq ft home in 55+ community, Monterey Mobile Lodge! Spacious areas w large living room, separate dining room w built in hutch, plus recently added bonus room, great area as home office, exercise room, craft space, or even a third bedroom if needed, the list goes on. Chef's kitchen with 2 pantry's, center island with quartz counters & farm sink, stainless appliances, slide in gas range & pot filler! And don't miss the awesome primary suite with large walk in closet & customized shower. Laundry area complete with stackable washer/dryer and full sized freezer. Low maintenance yard complete with 2 storage sheds for all of your extra belongings. Conveniently located close to freeway and shopping with awesome community pool, spa & rec room, a great space for gatherings with family & friends!

16. 2023-11-03
    listed $269,000 Active 891-char remark

    Show marketing remark (891 chars)

    Hidden gem, beautifully remodeled and expanded open concept 1749 sq ft home in 55+ community, Monterey Mobile Lodge! Spacious areas w large living room, separate dining room w built in hutch, plus recently added bonus room, great area as home office, exercise room, craft space, or even a third bedroom if needed, the list goes on. Chef's kitchen with 2 pantry's, center island with quartz counters & farm sink, stainless appliances, slide in gas range & pot filler! And don't miss the awesome primary suite with large walk in closet & customized shower. Laundry area complete with stackable washer/dryer and full sized freezer. Low maintenance yard complete with 2 storage sheds for all of your extra belongings. Conveniently located close to freeway and shopping with awesome community pool, spa & rec room, a great space for gatherings with family & friends!

17. 2021-02-20
    listed $190,000
18. 2013-09-30
    historical
19. 2013-06-11
    historical
20. 2013-04-24
    status Active
21. 2013-04-22
    historical
22. 2013-04-08
    listed $25,000 Active
23. 2013-04-08
    listed $25,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 5 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,956
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − Depreciation: −$7,418
• Taxable income: $5,921
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $8,207/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: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 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): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

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 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

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: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• 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

+920.0% since first listed

19 events — show timeline

• 2026-05-13 Price Changed $255,000 SDMLS
• 2026-04-30 Price Changed $265,000 SDMLS
• 2026-04-20 Price Changed $274,900 SDMLS
• 2026-04-12 Price Changed $280,000 SDMLS
• 2026-04-08 Price Changed $285,000 SDMLS
• 2026-03-25 Listed $290,000 SDMLS
• 2026-03-19 Price Changed $290,000 SDMLS
• 2026-03-19 Price Changed $280,000 SDMLS
• 2023-12-15 Sold (MLS) $255,000 SDMLS
• 2023-12-01 Pending — SDMLS
• 2023-11-17 Price Changed $259,000 SDMLS
• 2023-11-03 Listed $269,000 SDMLS
• 2021-02-20 Listed $190,000 SDMLS
• 2013-09-30 Listing Removed — CRMLS
• 2013-06-11 Listing Removed — SDMLS
• 2013-04-24 Relisted — SDMLS
• 2013-04-22 Listing Removed — SDMLS
• 2013-04-08 Listed $25,000 SDMLS
• 2013-04-08 Listed $25,000 CRMLS