5575 Old Highway 53 Hwy #7 · Clearlake, CA 95422

$29,950

2 bd · 1.5 ba · 720 sqft · Manufactured · 15 Days on market

Built 1969 Good condition Est $30k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 1969 Sahara mobile home offering a perfect blend of modern updates and classic charm. Featuring 2 spacious bedrooms and 2 bathrooms, this home has been thoughtfully renovated to provide comfort, functionality, and style throughout. Enjoy an inviting living space with updated finishes, a functional layout, and plenty of natural light. The affordable space rent of just $595 per month makes this an excellent opportunity for budget-conscious buyers seeking quality and value. Located in a well-established community, this home offers convenient living at an attainable price point. Don't miss your chance to make this move-in ready home yours!

Key facts

• 2 parking spots
• Built 1969
• Listed 15 days

Property features AI

Finance

• Other: Located at 5575 Old Highway 53 Hwy #7, Clearlake, CA 95422
• Financial info: Land lease fee required ($595)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 assigned parking spaces
• Utilities: Individual electric meter; Public sewer; Public water
• Home design: Manufactured in park; Updated/remodeled; Built in 1969
• Construction: Metal skirting; Manufacturer: Sahara; Make: Home Systems Inc.
• Exterior features: Located in a manufactured-home park; Single wide home; Land lease in place ($595)

Interior

• Kitchen: No kitchen features listed
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; Tub with shower over
• Heating & cooling: Electric heating; Wall unit(s) for cooling
• Interior features: Updated/remodeled interior; Pets allowed
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 3.8% in Clearlake — 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 61/100 on livability (#549 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Konocti Unified (town): math 9% / reading 21% proficiency, ranked #494 of 517 in CA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 292 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $208 of loan paydown is wiped out by about $898 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,500 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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 F-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. 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?
5. 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.
6. 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.
7. 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: 3.11% ✓
• Cap rate: 27.52%
• Cash-on-cash: 75.81%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $30,240
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5575 Old Highway 53 Hwy #7	0.00mi	2/1.5	720 (0%)	1mo	$29,950	$42	99
5575 Old Highway 53 Hwy #47	0.00mi	2/1.5	720 (0%)	16mo	$28,000	$39	86
5575 Old Highway 53 Hwy #43	0.00mi	2/1.5	672 (-7%)	7mo	$29,000	$43	83
5575 Old Highway 53 Hwy #10	0.00mi	2/1.5	720 (0%)	22mo	$25,000	$35	82
5575 Old Highway 53 Hwy #14	0.00mi	2/2.5	768 (+7%)	10mo	$22,000	$29	76
5545 Old Hwy 53 #7	0.04mi	2/1.0	784 (+9%)	7mo	$29,000	$37	75
5545 Old Hwy 53 #6	0.04mi	2/1.0	672 (-7%)	16mo	$22,000	$33	72
5845 Old Highway 53 #8	0.16mi	1/1.0 (-1)	728 (+1%)	21mo	$49,000	$67	66
5828 Vallejo Ave	0.45mi	2/1.0	712 (-1%)	10mo	$60,000	$84	66
5922 Cottage Ave	0.22mi	2/1.0	768 (+7%)	23mo	$93,000	$121	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.7%
• Equity multiple: 4.45×
• Total profit: $28,904
• Equity at exit: $4,466

10-year hold

• IRR: 79.4%
• Equity multiple: 9.19×
• Total profit: $68,675
• Equity at exit: $2,590

Cash invested: $8,386 (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 95422

• Home prices YoY: -33.4%
• Active inventory: 292
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $449/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $530

Break-even live

Break-even rent $262

Max offer price $29,950

Occupancy floor 38%

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: $7,488
• Closing costs: $898
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5735 Old Highway 53 Unit 07 Cottage (Park Owned) Clearlake, CA	1.0	1.0	600	$900	$1.50	21d	1	0.07mi
5935 Old Highway 53 Unit D Clearlake, CA	2.0	2.0	700	$1,000	$1.43	21d	1	0.20mi
7665 Cache Creek Way Apt A Clearlake, CA	1.0	1.0	600	$850	$1.42	21d	1	1.38mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,191
• − Mortgage interest: −$1,678
• − Property taxes: −$449
• − Insurance: −$150
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$871
• Taxable income: $6,253
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $4,857/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 1969 Sahara mobile home is in good condition with cosmetic updates, offering a blend of modern updates and classic charm. It is move-in ready and presents a great opportunity for budget-conscious buyers seeking quality and value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Upgrading the HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.
• Both Adding a small deck or patio — An outdoor living space can increase the home's appeal and functionality, boosting both resale and rental value.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive, enhancing both resale and rental value.
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can improve the home's overall appeal and functionality, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Adding a small deck or patio — An outdoor living space can increase the home's appeal and functionality, boosting both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive, enhancing both resale and rental value. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can improve the home's overall appeal and functionality, boosting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Konocti Unified
• NCES district ID: 0620070
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,026
• Composite: 11.81/100
• National rank: #9677
• State rank: #494 of 517 in CA

Livability — Clearlake

• Score: 61/100
• State rank: #549
• US rank: #18284

Category grades

Amenities F Commute F Cost of living C+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearlake, CA
• Population (ZIP): 17,101

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 15% Black 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 3% Italian 1% Russian 1%
• Foreign-born: 10% · Canada
• Languages at home: 77% English-only · Spanish 22% 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: ▼ -124.47%
• Current HPI: 248.654
• Rent YoY: —
• Metro: —
• 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