2230 Lake Park Dr #209 · San Jacinto, CA 92583

$65,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 189 Days on market

Built 1976 $45/sqft · 17% below area Est $79k · 17% 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 +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 MLS

Senior Park Community 55+. .. This 2 bedroom, 2 bath homes provides 1440 square foot of living space. The large double pane windows provides lots of natural lighting to your living room. This home is perfect for entertaining with an open floor plan and the kitchen open to the dining room. The French doors coming from the dining room to the patio provides a nice indoor/outdoor dining experience. This home provides a large backyard so you can create your very own oasis. Located across the street is the popular Soboba casino and Championship golf course with a lot of restaurants to choose from. You don’t want to miss out on this gem!

Key facts

• Open floor plan
• Large backyard
• French doors

Tags

• LARGE DOUBLE PANE WINDOWS
• OPEN FLOOR PLAN
• FRENCH DOORS
• LARGE BACKYARD
• INDOOR OUTDOOR DINING
• CHAMPIONSHIP GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 3.73% ✓
• Cap rate: 34.52%
• Cash-on-cash: 100.80%
• DSCR: 5.48
• GRM: 2.2

CMA / ARV

• ARV (median comp): $78,750
• List price: $65,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

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: —
• Equity multiple: 5.72×
• Total profit: $85,885
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 11.79×
• Total profit: $196,297
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$341
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,529

Break-even live

Break-even rent $489

Max offer price $65,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,566	-5% $1,547	+0% $1,529	+5% $1,510	+10% $1,492
Rent	-10% $1,337	-5% $1,433	+0% $1,529	+5% $1,625	+10% $1,720
Rate	-1.0pp $1,561	-0.5pp $1,545	base $1,529	+0.5pp $1,512	+1.0pp $1,495

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: $16,250
• Closing costs: $1,950
• 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	10d	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
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	44d	1	1.37mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	1.49mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	1.49mi

Listing history 39 events

1. 2026-06-18
   days on market $65,000 Active 189 DOM
2. 2026-06-17
   days on market $65,000 Active 188 DOM
3. 2026-06-16
   days on market $65,000 Active 187 DOM
4. 2026-06-15
   days on market $65,000 Active 186 DOM
5. 2026-06-13
   days on market $65,000 Active 184 DOM
6. 2026-06-13
   days on market $65,000 Active 183 DOM
7. 2026-06-09
   days on market $65,000 Active 180 DOM
8. 2026-06-08
   days on market $65,000 Active 179 DOM
9. 2026-06-07
   days on market $65,000 Active 178 DOM
10. 2026-06-04
    days on market $65,000 Active 175 DOM
11. 2026-06-03
    days on market $65,000 Active 174 DOM
12. 2026-06-02
    days on market $65,000 Active 173 DOM
13. 2026-06-01
    days on market $65,000 Active 172 DOM
14. 2026-05-31
    days on market $65,000 Active 171 DOM
15. 2026-05-20
    price $65,000 644-char remark

    Show marketing remark (644 chars)

    Senior Park Community 55+. .. This 2 bedroom, 2 bath homes provides 1440 square foot of living space. The large double pane windows provides lots of natural lighting to your living room. This home is perfect for entertaining with an open floor plan and the kitchen open to the dining room. The French doors coming from the dining room to the patio provides a nice indoor/outdoor dining experience. This home provides a large backyard so you can create your very own oasis. Located across the street is the popular Soboba casino and Championship golf course with a lot of restaurants to choose from. You don’t want to miss out on this gem!

16. 2025-12-11
    listed $76,000 Active 644-char remark

    Show marketing remark (644 chars)

    Senior Park Community 55+. .. This 2 bedroom, 2 bath homes provides 1440 square foot of living space. The large double pane windows provides lots of natural lighting to your living room. This home is perfect for entertaining with an open floor plan and the kitchen open to the dining room. The French doors coming from the dining room to the patio provides a nice indoor/outdoor dining experience. This home provides a large backyard so you can create your very own oasis. Located across the street is the popular Soboba casino and Championship golf course with a lot of restaurants to choose from. You don’t want to miss out on this gem!

17. 2023-07-13
    soldstatus $58,000 Closed Sale 706-char remark

    Show marketing remark (706 chars)

    Senior Community 55/40 - This home has large living room windows that let in lots of beautiful light and over look the greenery across the street. Spacious living room and formal dining room. Laminate flooring in the family room with sliding glass doors that lead to the large outdoor patio overlooking a lovely garden waiting for you to make it your own. Enough room for your patio furniture, a BBQ and lots of entertaining. In the small fenced backyard there is a lemon tree as well as a pomegranate tree. This garden is waiting for an artistic touch. The adorable kitchen is a must see and overlooks the spacious family room with windows t the patio. This home has lots of Potential to make it your own.

18. 2023-06-29
    status Pending Sale 706-char remark

    Show marketing remark (706 chars)

    Senior Community 55/40 - This home has large living room windows that let in lots of beautiful light and over look the greenery across the street. Spacious living room and formal dining room. Laminate flooring in the family room with sliding glass doors that lead to the large outdoor patio overlooking a lovely garden waiting for you to make it your own. Enough room for your patio furniture, a BBQ and lots of entertaining. In the small fenced backyard there is a lemon tree as well as a pomegranate tree. This garden is waiting for an artistic touch. The adorable kitchen is a must see and overlooks the spacious family room with windows t the patio. This home has lots of Potential to make it your own.

19. 2023-05-23
    listed $80,000 Active 706-char remark

    Show marketing remark (706 chars)

    Senior Community 55/40 - This home has large living room windows that let in lots of beautiful light and over look the greenery across the street. Spacious living room and formal dining room. Laminate flooring in the family room with sliding glass doors that lead to the large outdoor patio overlooking a lovely garden waiting for you to make it your own. Enough room for your patio furniture, a BBQ and lots of entertaining. In the small fenced backyard there is a lemon tree as well as a pomegranate tree. This garden is waiting for an artistic touch. The adorable kitchen is a must see and overlooks the spacious family room with windows t the patio. This home has lots of Potential to make it your own.

20. 2015-07-31
    soldstatus $15,000 Closed Sale
21. 2015-07-13
    status Pending Sale
22. 2015-03-12
    price $18,000
23. 2015-03-12
    status Active
24. 2015-02-28
    historical
25. 2014-10-31
    price $21,000
26. 2014-10-30
    status Active
27. 2014-10-28
    historical
28. 2014-06-25
    status Active
29. 2014-06-16
    status Pending
30. 2014-06-02
    listed $23,000 Active
31. 2013-04-05
    historical
32. 2013-03-01
    price $29,900
33. 2012-11-08
    listed $39,900 Active
34. 2007-08-01
    historical
35. 2007-06-23
    historical
36. 2007-04-20
    listed $74,900
37. 2007-02-10
    listed $74,900
38. 2004-07-29
    historical
39. 2004-06-17
    listed $58,500

ⓘ 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: $225 · $19/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$269/yr (+$22/mo · 119.5%)

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

Taxation est. · year 1

• Rental income: $29,096
• − Mortgage interest: −$3,641
• − Property taxes: −$225
• − Insurance: −$325
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$1,891
• Taxable income: $18,358
• Est. tax owed @ 24.0%: −$4,406
• After-tax cash flow: $13,939/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

+11.1% since first listed

25 events — show timeline

• 2026-05-20 Price Changed $65,000 CRMLS
• 2025-12-11 Listed $76,000 CRMLS
• 2023-07-13 Sold (MLS) $58,000 CRMLS
• 2023-06-29 Pending — CRMLS
• 2023-05-23 Listed $80,000 CRMLS
• 2015-07-31 Sold (MLS) $15,000 CRMLS
• 2015-07-13 Pending — CRMLS
• 2015-03-12 Price Changed $18,000 CRMLS
• 2015-03-12 Relisted — CRMLS
• 2015-02-28 Listing Removed — CRMLS
• 2014-10-31 Price Changed $21,000 CRMLS
• 2014-10-30 Relisted — CRMLS
• 2014-10-28 Listing Removed — CRMLS
• 2014-06-25 Relisted — CRMLS
• 2014-06-16 Pending — CRMLS
• 2014-06-02 Listed $23,000 CRMLS
• 2013-04-05 Listing Removed — CRMLS
• 2013-03-01 Price Changed $29,900 CRMLS
• 2012-11-08 Listed $39,900 CRMLS
• 2007-08-01 Listing Removed — CRMLS
• 2007-06-23 Listing Removed — CRMLS
• 2007-04-20 Listed $74,900 CRMLS
• 2007-02-10 Listed $74,900 CRMLS
• 2004-07-29 Listing Removed — CRMLS
• 2004-06-17 Listed $58,500 CRMLS

Property tax history

-5.4%/yr

Latest (2025): $225 · +6.4% YoY. Source: county tax records.