13162 Highway · Lakeside, CA 92021

$168,999

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 12 Days on market

Built 1984 Good condition Est $321k · 47% 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
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is perfect for someone looking for a VIEW FOREVER. Your clients could just move in or could buy the unit for a pullout and put a large new unit in the space. Bring your offer to the table we will work with it.

Key facts

• Upgrades to cabinets
• Upgrades to paint
• Upgrades to floors

Tags

• UPGRADES TO COUNTERTOPS
• UPGRADES TO FLOORS
• UPGRADES TO CABINETS
• UPGRADES TO VANITIES
• UPGRADES TO PAINT
• UPGRADES TO SIDING

Property features AI

Finance

• HOA & community: Located in the Terrace View community

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Single-story mobile home; Residential property
• Construction: Built as a mobile home
• Exterior features: Community pool; Composition roof

Interior

• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Gate fencing on the property
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Cap rate 12.2% 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.
• Lakeside Union Elementary (suburban): math 41% / reading 52% proficiency, ranked #480 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.8%/yr); 238 active listings in the ZIP; 12 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).
• This rent runs 41% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $42k; list at $169k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.08%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $321,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10880 Highway 67 #109	0.62mi	3/2.0	1,021 (-11%)	9mo	$285,000	$279	45

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: 10.1%
• Equity multiple: 1.38×
• Total profit: $18,170
• Equity at exit: $25,198

10-year hold

• IRR: 16.6%
• Equity multiple: 2.17×
• Total profit: $55,478
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,530 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $831

Break-even live

Break-even rent $1,478

Max offer price $168,999

Occupancy floor 62%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Mapleview St Lakeside, CA	2.0	2.0	880	$2,100	$2.39	1d	3	0.46mi
12905 Mapleview St Lakeside, CA	2.0	1.5	800	$2,244	$2.80	1d	3	0.57mi
10112 Ashwood St Lakeside, CA	2.0	1.0–2.0	763	$1,944	$2.55	1d	8	0.59mi
12618 Laurel St Unit 12618 C Lakeside, CA	3.0	1.0	1100	$2,390	$2.17	1d	1	0.62mi
12645 Laurel St Lakeside, CA	2.0	2.0	900	$1,950	$2.17	10d	1	0.65mi
12645 Laurel St Apt 13 Lakeside, CA	2.0	2.0	900	$1,950	$2.17	1d	1	0.65mi
12738 Lakeshore Dr Lakeside, CA	3.0	2.5	1368	$4,300	$3.14	7d	1	0.75mi
12156 Lakeside Ave Lakeside, CA	3.0	2.0	1424	$3,500	$2.46	1d	1	0.77mi
12370 Parkside St Lakeside, CA	2.0	2.0	944	$1,925	$2.04	7d	1	0.93mi
12225 Woodside Ave Unit 12225 B Lakeside, CA	2.0	1.0	860	$2,150	$2.50	1d	1	1.20mi
12403 Julian Ave #206 Lakeside, CA	2.0	1.0	806	$2,850	$3.54	1d	1	1.21mi
12001 Woodside Ave Lakeside, CA	2.0	2.0	1006	$2,350	$2.34	1d	1	1.48mi

Listing history 12 events

1. 2026-06-10
   status $168,999 Pending 12 DOM
2. 2026-06-09
   days on market $168,999 Active 12 DOM
3. 2026-06-08
   days on market $168,999 Active 11 DOM
4. 2026-06-07
   days on market $168,999 Active 10 DOM
5. 2026-06-04
   pricedays on market $168,999 Active 7 DOM
6. 2026-06-03
   days on market $169,000 Active 6 DOM
7. 2026-06-02
   days on market $169,000 Active 5 DOM
8. 2026-06-01
   days on market $169,000 Active 4 DOM
9. 2026-05-31
   days on market $169,000 Active 3 DOM
10. 2026-05-28
    listed $169,000 Active
11. 2004-08-30
    soldstatus $42,500 214-char remark

    Show marketing remark (214 chars)

    This is perfect for someone looking for a VIEW FOREVER. Your clients could just move in or could buy the unit for a pullout and put a large new unit in the space. Bring your offer to the table we will work with it.

12. 2004-07-19
    listed $45,000 214-char remark

    Show marketing remark (214 chars)

    This is perfect for someone looking for a VIEW FOREVER. Your clients could just move in or could buy the unit for a pullout and put a large new unit in the space. Bring your offer to the table we will work with it.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,365
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$4,916
• Taxable income: $7,743
• Est. tax owed @ 24.0%: −$1,858
• After-tax cash flow: $8,115/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 · 3 photos

Good 75/100 Cosmetic rehab

This manufactured home has recently undergone extensive renovations, making it move-in ready with good curb appeal and a spacious layout.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can make a significant difference in curb appeal and value
• Both Landscaping maintenance — Well-maintained landscaping can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can make a significant difference in curb appeal and value ↑
• Both Landscaping maintenance — Well-maintained landscaping can increase 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: Lakeside Union Elementary
• NCES district ID: 0620790
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $65,574
• Composite: 43.51/100
• National rank: #6453
• State rank: #480 of 1400 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

+275.6% since first listed

3 events — show timeline

• 2026-05-28 Listed $169,000 SDMLS
• 2004-08-30 Sold (MLS) $42,500 CRMLS
• 2004-07-19 Listed $45,000 CRMLS