2230 Lake Park Dr #172 · San Jacinto, CA 92583

$115,000

2 bd · 1.0 ba · 1,856 sqft · Manufactured public records · 3 Days on market

Built 1977 Est $102k · 13% over

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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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Senior Community 55/40 - The beautiful surrounding mountains and hills can be seen from the large living room windows as well as the outdoor patio. A section of the patio is screened in to enjoy the cool summer breeze. This triple wide home features a formal living room and a large family room with enough space for a bar, or a reading nook. Galley Kitchen with new gas range and a large pantry. Off the kitchen, enough room for a craft area or a sewing room, or even an office. Large Master with a great walk-in closet. This home will not last long. Come and make it your own. Call today for an appt.

Key facts

• Community pool
• Built 1977
• Listed 3 days

Property features AI

Finance

• Other: Manager approval may be required; Pets allowed with size limit
• Financial info: Land lease of $989 monthly (seller provided source)
• HOA & community: Senior community; Community features include street lighting and preserve/public land; Park name: Soboba Springs

Exterior

• Parking: Carport; Parking available in Soboba Springs community
• Security: Card/code access; Gated community
• Utilities: Public/district water; Public sewer; Standard electric; Natural gas available; Electricity available
• Home design: Single-story; Entry at level 1; Mobile home model: Villa Santana; Mobile dimensions approximately 34' x 64'; Property condition: cosmetic repairs needed
• Construction: Shingle roof; Mobile home remains on site; Low-pile carpeting for accessibility
• Exterior features: Front enclosed porch; Community pool; Greenbelt; Has a view

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Free standing range; Dishwasher; Water heater unit
• Bedrooms: Main floor primary bedroom; Main floor bedroom; Walk-in closet
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Separate tub and shower; Bathtub and shower
• Heating & cooling: Central furnace heating; Central and evaporative cooling
• Interior features: Laminate counters; Built-in cabinetry; Ceiling fan; Community spa; Card/code access and gated community
• Laundry & utility: Laundry in a dedicated room; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Cap rate 19.2% 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); 159 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,569/mo this rent would consume 45% of the median local household income ($68k/yr) (locally 747% 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 $795 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1977 — 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. 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.
5. 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.
6. 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: 2.23% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.01%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $102,080
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Lake Park Dr #137	0.00mi	2/2.0	1,860 (+0%)	7mo	$69,000	$37	90
2230 Lake Park Dr #147	0.00mi	2/2.0	1,946 (+5%)	3mo	$75,000	$39	86
2230 Lake Park Dr #164	0.00mi	2/2.0	1,856 (0%)	14mo	$121,500	$65	84
2230 Lake Park Dr #128	0.00mi	2/2.0	1,760 (-5%)	4mo	$62,500	$36	84
2230 Lake Park Dr #242	0.00mi	2/2.0	1,958 (+6%)	12mo	$108,000	$55	77
2230 Lake Park Dr #146	0.18mi	2/2.0	1,860 (+0%)	16mo	$150,000	$81	74
2230 Lake Park Dr #229	0.18mi	2/2.0	1,968 (+6%)	4mo	$105,000	$53	74
2230 Lake Park Dr #116	0.16mi	2/2.0	1,664 (-10%)	10mo	$70,000	$42	63
2230 Lake Park Dr #230	0.00mi	2/2.0	1,625 (-12%)	18mo	$142,000	$87	60
2230 Lake Park Dr #87	0.00mi	2/2.0	1,610 (-13%)	23mo	$120,000	$75	54

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: 42.8%
• Equity multiple: 2.83×
• Total profit: $59,033
• Equity at exit: $17,147

10-year hold

• IRR: 48.7%
• Equity multiple: 5.62×
• Total profit: $148,728
• Equity at exit: $9,943

Cash invested: $32,200 (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: 159
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,569 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $1,235

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,314	-5% $1,274	+0% $1,235	+5% $1,195	+10% $1,155
Rent	-10% $1,032	-5% $1,133	+0% $1,235	+5% $1,336	+10% $1,438
Rate	-1.0pp $1,293	-0.5pp $1,264	base $1,235	+0.5pp $1,205	+1.0pp $1,175

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: $28,750
• Closing costs: $3,450
• 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	44d	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	44d	1	1.37mi

Listing history 4 events

1. 2026-06-18
   days on market $115,000 Active 3 DOM
2. 2026-06-17
   days on market $115,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $115,000 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: $30,826
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$3,345
• Taxable income: $13,806
• Est. tax owed @ 24.0%: −$3,314
• After-tax cash flow: $11,502/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

+53.4% since first listed

10 events — show timeline

• 2026-06-15 Listed $115,000 CRMLS
• 2024-11-19 Relisted — CRMLS
• 2024-11-18 Listing Removed — CRMLS
• 2024-08-17 Price Changed $125,000 CRMLS
• 2024-05-24 Price Changed $130,000 CRMLS
• 2024-04-01 Listed $135,000 CRMLS
• 2023-07-14 Sold (MLS) $90,000 CRMLS
• 2023-04-24 Listed $100,000 CRMLS
• 2006-06-16 Sold (MLS) $73,000 CRMLS
• 2006-04-24 Listed $74,950 CRMLS

Property tax history

-6.0%/yr

Latest (2025): $212 · -0.7% YoY. Source: county tax records.