2230 Lake Park Dr #102 · San Jacinto, CA 92583

$85,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 18 Days on market

Built 1972 Est $146k · 42% under · waterfront

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Senior park Community 55+. .This adorable LAKE FRONT home has been meticulously cared for. Enjoy the upgraded kitchen, flooring throughout, spacious bedrooms and remodeled bathrooms. This home has been priced to sell! The private patio is great for entertaining with a beautiful view of the San Jacinto mountains, located right across the street from the lake, club house, pool/spa and billiards room. This home has a lot of potential to make it your next dream home!

Key facts

• Lake front
• Upgraded kitchen
• Private patio

Tags

• LAKE FRONT
• UPGRADED KITCHEN
• PRIVATE PATIO
• CLUB HOUSE
• POOL SPA
• BILLIARDS ROOM

Property features AI

Finance

• Other: Pets allowed; Mobile dimensions: 24' x 60'; Number of sheds: 1; Road frontage: private paved road; Subdivision: Lake Park (LKPK)
• Financial info: Monthly land lease: $1,068.30
• HOA & community: Senior community; Park name: Soboba Spring Mobile Estates; Community features include fishing, lake, and street lighting; Land lease (park) monthly

Exterior

• Parking: Carport with 2 spaces; RV gated parking; Has parking (total 2 spaces)
• Security: Gated community with automatic gate; Card/code access; Resident manager
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected; Sewer connected; Cable available; Telephone available (in street)
• Home design: Single-story (one level); Front entry; Entry level 1; Mobile home remains (24' x 60'); Updated/remodeled condition; Has a view; Hardboard exterior
• Construction: Shingle/composition roof; Brick and mortar perimeter foundation; Block skirting
• Exterior features: Covered concrete patio; Rain gutters; Exterior lighting; Shed on property; Average condition fencing; Fenced in-ground heated community pool (gas heated); Community spa in-ground and heated; Lot is landscaped; Close to clubhouse; Greenbelt; Waterfront with home across road; Lot on lake front; Street fishing in community

Interior

• Kitchen: Remodeled kitchen with granite counters; Gas cooktop; Gas oven; Double oven; Refrigerator; Garbage disposal
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; Upgraded and remodeled bathrooms; Granite counters in bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Open floor plan; Living room deck attached; Blinds; Vanity area; Closet in bathroom; Walk-in shower; Updated/remodeled interior; 2+ access exits
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

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 ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 2.85% ✓
• Cap rate: 25.04%
• Cash-on-cash: 66.96%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $145,800
• Comps found: 12

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 (0%)	3mo	$32,000	$22	97
2230 Lake Park Dr #106	0.16mi	2/2.0	1,440 (0%)	2mo	$35,000	$24	90
2230 Lake Park Dr #143	0.00mi	2/2.0	1,440 (0%)	14mo	$75,000	$52	88
2230 Lake Park Dr #91	0.00mi	2/2.0	1,440 (0%)	21mo	$67,000	$47	82
2230 Lake Park #193	0.00mi	2/2.0	1,296 (-10%)	2mo	$118,000	$91	82
2230 Lake Park Dr #81	0.00mi	2/2.0	1,440 (0%)	24mo	$113,000	$78	80
2230 Lake Park Dr #174	0.18mi	2/2.0	1,440 (0%)	16mo	$142,000	$99	79
2230 Lake Park Dr #223	0.16mi	2/2.0	1,344 (-7%)	4mo	$77,500	$58	78
2230-223 Lake Park Dr	0.00mi	2/2.0	1,344 (-7%)	17mo	$100,000	$74	75
2230 Lake Park Dr #133	0.16mi	3/2.0 (+1)	1,325 (-8%)	3mo	$195,500	$148	71
2230 Lake Park Dr #230	0.00mi	2/2.0	1,625 (+13%)	18mo	$142,000	$87	64
2230 Lake Park Dr #87	0.00mi	2/2.0	1,610 (+12%)	23mo	$120,000	$75	61

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: 65.8%
• Equity multiple: 3.94×
• Total profit: $69,899
• Equity at exit: $12,674

10-year hold

• IRR: 70.0%
• Equity multiple: 7.98×
• Total profit: $166,072
• Equity at exit: $7,349

Cash invested: $23,800 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,328

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,387	-5% $1,357	+0% $1,328	+5% $1,299	+10% $1,269
Rent	-10% $1,136	-5% $1,232	+0% $1,328	+5% $1,424	+10% $1,520
Rate	-1.0pp $1,371	-0.5pp $1,350	base $1,328	+0.5pp $1,306	+1.0pp $1,284

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 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
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	25d	1	1.18mi
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
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.49mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $85,000 Active 18 DOM
2. 2026-06-18
   days on market $85,000 Active 15 DOM
3. 2026-06-17
   days on market $85,000 Active 14 DOM
4. 2026-06-16
   days on market $85,000 Active 13 DOM
5. 2026-06-15
   days on market $85,000 Active 12 DOM
6. 2026-06-13
   days on market $85,000 Active 10 DOM
7. 2026-06-13
   days on market $85,000 Active 9 DOM
8. 2026-06-09
   days on market $85,000 Active 6 DOM
9. 2026-06-08
   days on market $85,000 Active 5 DOM
10. 2026-06-07
    days on market $85,000 Active 4 DOM
11. 2026-06-04
    remarks 467-char remark
12. 2026-06-04
    listed $85,000 Active 1 DOM

ⓘ 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: $29,096
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$2,473
• Taxable income: $15,506
• Est. tax owed @ 24.0%: −$3,721
• After-tax cash flow: $12,215/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

1 event — show timeline

• 2026-06-03 Listed $85,000 CRMLS

Property tax history

-12.4%/yr

Latest (2025): $39 · +11.2% YoY. Source: county tax records.