950 California St #60 · Calimesa, CA 92320

$79,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 202 Days on market

Built 1977 $55/sqft · 43% below area Est $140k · 43% 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 +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2-Bedroom Home in Renovated Senior Community – Mountain Views Included! Welcome to your new home in the beautifully upgraded California Mobile Home Park, a premier 55+ community now under new ownership! This serene park has been thoughtfully revitalized with freshly paved roads, a replastered swimming pool, a remodeled clubhouse, and expert on-site management—creating an ideal setting for relaxed and carefree living. Step inside this extremely spacious 2-bedroom, 2-bath home boasting over 1,400 square feet of comfort and style. The airy vaulted ceilings create an open and inviting atmosphere throughout the living room, family room, and formal dining area, perfect for entertaining guests or enjoying quiet evenings at home. The updated galley kitchen features crisp white appliances—including a stove, refrigerator, and built in oven—along with a convenient sit-down bar for casual meals. A separate laundry room adds practicality, while the new, oversized HVAC system ensures year-round comfort. Retreat to the generously sized master suite complete with a walk-in closet, double sinks, a vanity area, and a private water closet with shower. The guest bedroom is equally spacious and enhanced with mirrored closet doors, adjacent to a beautifully remodeled guest bath featuring a modern, tiled shower. Wow also enjoy this home with brand new carpet and a new roof. Enjoy your morning coffee or evening breeze from the large porch or balcony with stunning mountain views. The home also includes a covered carport for added convenience and brand new carpet throughout for a fresh, move-in-ready feel. Don’t miss your chance to live in this vibrant and welcoming senior community—schedule your private tour today!

Key facts

• Freshly paved roads
• Remodeled clubhouse
• Mountain views

Tags

• MOUNTAIN VIEWS
• FRESHLY PAVED ROADS
• REPLASTERED SWIMMING POOL
• REMODELED CLUBHOUSE
• UPDATED GALLEY KITCHEN
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

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 ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 6.7% in Calimesa — 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 (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, amenities F, commute F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calimesa Elementary (539 students, 78% FRL); Mesa View Middle (651 students, 71% FRL); Yucaipa High (math 33% / reading 55%, grade F, #458 of 1,170 statewide, top 39%, 2,830 students, 56% FRL) — zoned schools average 68% FRL vs 41% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $35k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $80k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1977 — 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: 2.69% ✓
• Cap rate: 24.77%
• Cash-on-cash: 66.00%
• DSCR: 3.94
• GRM: 3.1

CMA / ARV

• ARV (median comp): $139,828
• List price: $79,900
• Delta: -42.86%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 California #82	0.07mi	2/2.0 (-1)	1,440 (0%)	1mo	$99,900	$69	91
975 California St #75	0.15mi	3/2.0	1,440 (0%)	10mo	$118,000	$82	85
975 California St #49	0.15mi	2/2.0 (-1)	1,440 (0%)	8mo	$125,000	$87	81
950 California #44	0.03mi	2/2.0 (-1)	1,440 (0%)	23mo	$88,000	$61	74
975 CALIFORNIA St #84	0.11mi	2/2.0 (-1)	1,440 (0%)	20mo	$115,000	$80	73
975 California St #20	0.15mi	2/2.0 (-1)	1,481 (+3%)	15mo	$122,000	$82	71
950 California St #45	0.00mi	2/2.0 (-1)	1,330 (-8%)	14mo	$112,000	$84	70
975 California St #64	0.15mi	2/2.0 (-1)	1,248 (-13%)	1mo	$160,000	$128	65
210 El Serene Ln	0.34mi	3/2.0	1,512 (+5%)	14mo	$460,000	$304	64
975 California St #54	0.15mi	2/2.0 (-1)	1,248 (-13%)	11mo	$107,000	$86	57

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: 65.2%
• Equity multiple: 3.92×
• Total profit: $65,400
• Equity at exit: $11,913

10-year hold

• IRR: 69.5%
• Equity multiple: 8.05×
• Total profit: $157,782
• Equity at exit: $6,908

Cash invested: $22,372 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 66
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$419
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,230

Break-even live

Break-even rent $594

Max offer price $79,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,276	-5% $1,253	+0% $1,230	+5% $1,208	+10% $1,185
Rent	-10% $1,060	-5% $1,145	+0% $1,230	+5% $1,315	+10% $1,400
Rate	-1.0pp $1,271	-0.5pp $1,251	base $1,230	+0.5pp $1,210	+1.0pp $1,189

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	13d	1	0.24mi
213 W County Line Rd #6 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	1d	1	0.24mi
35627 Penrose Ln Yucaipa, CA	3.0	1.0	1371	$2,495	$1.82	1d	1	0.79mi
907 Fremont St Calimesa, CA	3.0	2.0	1302	$3,200	$2.46	20d	1	0.84mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	45d	1	0.94mi
12837 2nd St Yucaipa, CA	3.0–4.0	2.5–3.0	1688	$3,450	$2.04	0d	31	1.21mi
642 West Avenue L Unit L Calimesa, CA	3.0	1.0	1368	$2,200	$1.61	18d	1	1.37mi

Listing history 32 events

1. 2026-06-21
   days on market $79,900 Active 202 DOM
2. 2026-06-18
   days on market $79,900 Active 199 DOM
3. 2026-06-17
   days on market $79,900 Active 198 DOM
4. 2026-06-16
   days on market $79,900 Active 197 DOM
5. 2026-06-15
   days on market $79,900 Active 196 DOM
6. 2026-06-13
   days on market $79,900 Active 194 DOM
7. 2026-06-13
   pricedays on market $79,900 Active 193 DOM
8. 2026-06-09
   days on market $89,000 Active 190 DOM
9. 2026-06-08
   days on market $89,000 Active 189 DOM
10. 2026-06-07
    days on market $89,000 Active 188 DOM
11. 2026-06-04
    days on market $89,000 Active 185 DOM
12. 2026-06-03
    days on market $89,000 Active 184 DOM
13. 2026-06-02
    days on market $89,000 Active 183 DOM
14. 2026-06-01
    days on market $89,000 Active 182 DOM
15. 2026-05-31
    days on market $89,000 Active 181 DOM
16. 2026-04-15
    price $89,000 1767-char remark

    Show marketing remark (1767 chars)

    Spacious 2-Bedroom Home in Renovated Senior Community – Mountain Views Included! Welcome to your new home in the beautifully upgraded California Mobile Home Park, a premier 55+ community now under new ownership! This serene park has been thoughtfully revitalized with freshly paved roads, a replastered swimming pool, a remodeled clubhouse, and expert on-site management—creating an ideal setting for relaxed and carefree living. Step inside this extremely spacious 2-bedroom, 2-bath home boasting over 1,400 square feet of comfort and style. The airy vaulted ceilings create an open and inviting atmosphere throughout the living room, family room, and formal dining area, perfect for entertaining guests or enjoying quiet evenings at home. The updated galley kitchen features crisp white appliances—including a stove, refrigerator, and built in oven—along with a convenient sit-down bar for casual meals. A separate laundry room adds practicality, while the new, oversized HVAC system ensures year-round comfort. Retreat to the generously sized master suite complete with a walk-in closet, double sinks, a vanity area, and a private water closet with shower. The guest bedroom is equally spacious and enhanced with mirrored closet doors, adjacent to a beautifully remodeled guest bath featuring a modern, tiled shower. Wow also enjoy this home with brand new carpet and a new roof. Enjoy your morning coffee or evening breeze from the large porch or balcony with stunning mountain views. The home also includes a covered carport for added convenience and brand new carpet throughout for a fresh, move-in-ready feel. Don’t miss your chance to live in this vibrant and welcoming senior community—schedule your private tour today!

17. 2026-02-05
    price $99,000 1767-char remark

    Show marketing remark (1767 chars)

    Spacious 2-Bedroom Home in Renovated Senior Community – Mountain Views Included! Welcome to your new home in the beautifully upgraded California Mobile Home Park, a premier 55+ community now under new ownership! This serene park has been thoughtfully revitalized with freshly paved roads, a replastered swimming pool, a remodeled clubhouse, and expert on-site management—creating an ideal setting for relaxed and carefree living. Step inside this extremely spacious 2-bedroom, 2-bath home boasting over 1,400 square feet of comfort and style. The airy vaulted ceilings create an open and inviting atmosphere throughout the living room, family room, and formal dining area, perfect for entertaining guests or enjoying quiet evenings at home. The updated galley kitchen features crisp white appliances—including a stove, refrigerator, and built in oven—along with a convenient sit-down bar for casual meals. A separate laundry room adds practicality, while the new, oversized HVAC system ensures year-round comfort. Retreat to the generously sized master suite complete with a walk-in closet, double sinks, a vanity area, and a private water closet with shower. The guest bedroom is equally spacious and enhanced with mirrored closet doors, adjacent to a beautifully remodeled guest bath featuring a modern, tiled shower. Wow also enjoy this home with brand new carpet and a new roof. Enjoy your morning coffee or evening breeze from the large porch or balcony with stunning mountain views. The home also includes a covered carport for added convenience and brand new carpet throughout for a fresh, move-in-ready feel. Don’t miss your chance to live in this vibrant and welcoming senior community—schedule your private tour today!

18. 2025-12-30
    price $109,000 1767-char remark

    Show marketing remark (1767 chars)

    Spacious 2-Bedroom Home in Renovated Senior Community – Mountain Views Included! Welcome to your new home in the beautifully upgraded California Mobile Home Park, a premier 55+ community now under new ownership! This serene park has been thoughtfully revitalized with freshly paved roads, a replastered swimming pool, a remodeled clubhouse, and expert on-site management—creating an ideal setting for relaxed and carefree living. Step inside this extremely spacious 2-bedroom, 2-bath home boasting over 1,400 square feet of comfort and style. The airy vaulted ceilings create an open and inviting atmosphere throughout the living room, family room, and formal dining area, perfect for entertaining guests or enjoying quiet evenings at home. The updated galley kitchen features crisp white appliances—including a stove, refrigerator, and built in oven—along with a convenient sit-down bar for casual meals. A separate laundry room adds practicality, while the new, oversized HVAC system ensures year-round comfort. Retreat to the generously sized master suite complete with a walk-in closet, double sinks, a vanity area, and a private water closet with shower. The guest bedroom is equally spacious and enhanced with mirrored closet doors, adjacent to a beautifully remodeled guest bath featuring a modern, tiled shower. Wow also enjoy this home with brand new carpet and a new roof. Enjoy your morning coffee or evening breeze from the large porch or balcony with stunning mountain views. The home also includes a covered carport for added convenience and brand new carpet throughout for a fresh, move-in-ready feel. Don’t miss your chance to live in this vibrant and welcoming senior community—schedule your private tour today!

19. 2025-12-01
    listed $115,000 Active 1767-char remark

    Show marketing remark (1767 chars)

    Spacious 2-Bedroom Home in Renovated Senior Community – Mountain Views Included! Welcome to your new home in the beautifully upgraded California Mobile Home Park, a premier 55+ community now under new ownership! This serene park has been thoughtfully revitalized with freshly paved roads, a replastered swimming pool, a remodeled clubhouse, and expert on-site management—creating an ideal setting for relaxed and carefree living. Step inside this extremely spacious 2-bedroom, 2-bath home boasting over 1,400 square feet of comfort and style. The airy vaulted ceilings create an open and inviting atmosphere throughout the living room, family room, and formal dining area, perfect for entertaining guests or enjoying quiet evenings at home. The updated galley kitchen features crisp white appliances—including a stove, refrigerator, and built in oven—along with a convenient sit-down bar for casual meals. A separate laundry room adds practicality, while the new, oversized HVAC system ensures year-round comfort. Retreat to the generously sized master suite complete with a walk-in closet, double sinks, a vanity area, and a private water closet with shower. The guest bedroom is equally spacious and enhanced with mirrored closet doors, adjacent to a beautifully remodeled guest bath featuring a modern, tiled shower. Wow also enjoy this home with brand new carpet and a new roof. Enjoy your morning coffee or evening breeze from the large porch or balcony with stunning mountain views. The home also includes a covered carport for added convenience and brand new carpet throughout for a fresh, move-in-ready feel. Don’t miss your chance to live in this vibrant and welcoming senior community—schedule your private tour today!

20. 2025-11-30
    historical
21. 2025-09-25
    price $115,000
22. 2025-08-03
    price $129,900
23. 2025-05-28
    listed $139,900 Active
24. 2015-06-12
    soldstatus $8,000 Closed Sale
25. 2015-05-26
    status Pending Sale
26. 2015-02-19
    status Active
27. 2015-02-06
    status Pending Sale
28. 2015-01-05
    price $15,500
29. 2014-09-18
    listed $17,250 Active
30. 2010-01-01
    historical
31. 2009-05-11
    price $19,950
32. 2009-03-06
    listed $25,000

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$405/yr (+$34/mo · 200.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,816
• − Mortgage interest: −$4,476
• − Property taxes: −$202
• − Insurance: −$400
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$2,324
• Taxable income: $14,284
• Est. tax owed @ 24.0%: −$3,428
• After-tax cash flow: $11,337/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

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: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

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: ▼ -104.13%
• Current HPI: 364.3627
• 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

Price history

+256.0% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $89,000 CRMLS
• 2026-02-05 Price Changed $99,000 CRMLS
• 2025-12-30 Price Changed $109,000 CRMLS
• 2025-12-01 Listed $115,000 CRMLS
• 2025-11-30 Listing Removed — CRMLS
• 2025-09-25 Price Changed $115,000 CRMLS
• 2025-08-03 Price Changed $129,900 CRMLS
• 2025-05-28 Listed $139,900 CRMLS
• 2015-06-12 Sold (MLS) $8,000 CRMLS
• 2015-05-26 Pending — CRMLS
• 2015-02-19 Relisted — CRMLS
• 2015-02-06 Pending — CRMLS
• 2015-01-05 Price Changed $15,500 CRMLS
• 2014-09-18 Listed $17,250 CRMLS
• 2010-01-01 Listing Removed — CRMLS
• 2009-05-11 Price Changed $19,950 CRMLS
• 2009-03-06 Listed $25,000 CRMLS

Property tax history

+10.7%/yr

Latest (2025): $202 · +3.3% YoY. Source: county tax records.