4000 Pierce St #106 · Riverside, CA 92505

$105,000

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

Built 1976 $73/sqft · 23% below area Est $136k · 23% 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 +3.6/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

Key facts

• Gated community
• Fitness center
• Billiards

Tags

• GATED COMMUNITY
• WALKING PATHS
• POOL AND SPA
• FITNESS CENTER
• LIBRARY
• BILLIARDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Cap rate 24.4% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($85k/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 $726 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 + 4.5% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $40k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 2.65% ✓
• Cap rate: 24.42%
• Cash-on-cash: 64.75%
• DSCR: 3.88
• GRM: 3.1

CMA / ARV

• ARV (median comp): $136,499
• List price: $105,000
• Delta: -15.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4000 Pierce #282	0.04mi	2/2.0	1,440 (0%)	2mo	$139,000	$97	97
4000 Pierce #138	0.00mi	3/2.0 (+1)	1,440 (0%)	2mo	$191,000	$133	93
4000 Pierce St #220	0.00mi	3/2.0 (+1)	1,440 (0%)	7mo	$136,000	$94	89
4000 Pierce #135	0.00mi	2/2.0	1,344 (-7%)	0mo	$115,000	$86	89
4000 Pierce St #279	0.00mi	3/2.0 (+1)	1,440 (0%)	8mo	$100,000	$69	88
4000 Pierce St #353	0.09mi	2/2.0	1,344 (-7%)	8mo	$99,000	$74	78
3883 Buchanan St #88	0.42mi	2/2.0	1,464 (+2%)	8mo	$153,000	$105	71
3883 Buchanan St #28	0.36mi	3/2.0 (+1)	1,344 (-7%)	8mo	$192,000	$143	60
3663 Buchanan #112	0.63mi	3/2.0 (+1)	1,344 (-7%)	1mo	$169,000	$126	54
3663 Buchanan St #90	0.63mi	3/2.0 (+1)	1,344 (-7%)	7mo	$140,000	$104	48
3663 Buchanan St #154	0.69mi	3/2.0 (+1)	1,365 (-5%)	8mo	$145,000	$106	47
3663 Buchanan Ave #110	0.66mi	3/2.0 (+1)	1,640 (+14%)	6mo	$160,000	$98	36

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 65.5%
• Equity multiple: 4.00×
• Total profit: $88,170
• Equity at exit: $15,656

10-year hold

• IRR: 70.2%
• Equity multiple: 8.63×
• Total profit: $224,426
• Equity at exit: $9,078

Cash invested: $29,400 (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 92505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,783 high
• Mortgage (P&I): −$551
• Tax from tax record: −$18 /mo · $217/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $1,586

Break-even live

Break-even rent $775

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	1d	31	0.26mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$3,229	$3.17	1d	21	0.36mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	43d	1	0.47mi
2930 Via Milano Outside Area (Inside Ca), CA	1.0	2.0	1007	$2,500	$2.48	43d	1	0.63mi
11520 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.0	851	$2,634	$3.09	1d	7	0.71mi
11377 Brookglen Ct Riverside, CA	3.0	2.5	1532	$3,400	$2.22	24d	1	0.89mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	24d	1	0.91mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	5d	1	0.91mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	14d	1	0.91mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	20d	1	0.91mi
11309 Rasmussen Ct Riverside, CA	3.0	2.5	1535	$3,225	$2.10	17d	1	0.93mi
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	4d	1	0.98mi
11331 River Trail Ct Riverside, CA	3.0	2.5	1532	$3,200	$2.09	43d	1	0.99mi
4655 Sierra Vista Ave Riverside, CA	2.0–3.0	2.0	1043	$2,536	$2.43	2d	11	0.99mi
11207 Magnolia Ave Riverside, CA	2.0	2.0	1200	$2,250	$1.88	24d	1	1.00mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	24d	1	1.00mi
4725 Sierra Vista Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,882	$3.67	2d	10	1.00mi
3900 Fir Tree Dr Riverside, CA	1.0–2.0	1.0–2.0	789	$2,695	$3.42	2d	6	1.06mi
11282 Price Ct Riverside, CA	3.0	2.5	1646	$3,095	$1.88	43d	1	1.21mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	1d	18	1.25mi
3850 Skofstad St Riverside, CA	1.0–2.0	1.0–2.0	880	$2,135	$2.43	24d	2	1.28mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	1d	1	1.37mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	43d	1	1.38mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	16d	1	1.39mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	43d	1	1.39mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	1d	17	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $105,000 Active 3 DOM
2. 2026-06-17
   days on market $105,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $105,000 Active 1 DOM
4. 2026-06-13
   days on market $115,000 Active 177 DOM
5. 2026-06-13
   days on market $115,000 Active 176 DOM
6. 2026-06-09
   days on market $115,000 Active 173 DOM
7. 2026-06-08
   days on market $115,000 Active 172 DOM
8. 2026-06-07
   days on market $115,000 Active 171 DOM
9. 2026-06-04
   days on market $115,000 Active 168 DOM
10. 2026-06-03
    days on market $115,000 Active 167 DOM
11. 2026-06-02
    days on market $115,000 Active 166 DOM
12. 2026-06-01
    days on market $115,000 Active 165 DOM
13. 2026-05-31
    days on market $115,000 Active 164 DOM
14. 2026-04-14
    status Active 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

15. 2026-04-14
    price $115,000 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

16. 2026-04-01
    status Pending Sale 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

17. 2026-03-19
    price $122,000 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

18. 2026-02-21
    price $127,000 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

19. 2026-01-09
    price $135,000 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

20. 2025-12-05
    listed $145,000 Active 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to The Riverside Meadows, a delightful 55+ gated community offering walking paths, pool and spa, fitness center, library, billiards, shuffleboard, craft room, BBQ area, and nearby dog park! Located near freeways, shopping, dining, entertainment, La Sierra University. This 1,440 sq ft home features three bedrooms, two bathrooms, and a bright sunroom. Inside, open floor plan and big living room. The kitchen includes ample cabinetry, a pantry, center island with bar seating, and an adjacent dining area. Two front bedrooms offer generous closets and park views, while the hall bath includes a tub/shower and extra storage. The spacious primary suite sits at the back, complete with a walk-in closet and large ensuite featuring a soaking tub, separate shower, double sinks, and linen storage. Additional highlights include a fully enclosed sunroom, three storage sheds, covered porch, backyard access, and a covered carport with ramp and stair entry through the laundry room. Upgrades include newer windows, flooring, carpet, doors, security screen, and two sheds plus a workshop. Call for a tour today!

21. 2025-04-14
    soldstatus $110,000 Closed Sale 1779-char remark

    Show marketing remark (1779 chars)

    Welcome to The Meadows, a charming 55+ community! This charming community offers resort style living with gated entry, lush manicured landscaping, guest parking, clubhouse, walking paths, swimming pool and spa, craft room, recreational facilities: horseshoes, shuffleboard, billiards, BBQ area, library, fitness center, laundry facilities and more! The home offers a spacious floorplan spanning 1,440 square feet. It features three bedrooms, two bathrooms, plus a sun room. As you make your way up the covered porch, step inside where newer laminate flooring greets you in the foyer. The foyer leads you into the living room with large windows to allow natural light to fill the space. The kitchen offers plenty of storage with upper and lower cabinetry, a generous pantry, a center island with bar top seating and a dining area. Two bedrooms with spacious closets are situated at the front of the home and include windows with views of the park and surrounding terrain. The bathroom features a tub shower combo, and extra cabinet storage. The primary suite is situated at the back of the home and features a spacious walk in closet, large ensuite with separate tub, stand up shower, double sinks and linen storage. The home also offers a fully enclosed sunroom with door access to the covered porch and backyard area; additionally, a covered carport with ramp and stair access gives direct access into the home through the laundry room. This home boasts pride of ownership with many upgrades, including newer windows, newer laminate flooring and carpet, newer doors and security screen, stair and ramp access, a workshop two sheds, and more. Centrally located near freeway access, shopping, dining, local entertainment, La Sierra University, a dog park and more. Welcome home!

22. 2025-03-09
    historical Active Under Contract 1779-char remark

    Show marketing remark (1779 chars)

    Welcome to The Meadows, a charming 55+ community! This charming community offers resort style living with gated entry, lush manicured landscaping, guest parking, clubhouse, walking paths, swimming pool and spa, craft room, recreational facilities: horseshoes, shuffleboard, billiards, BBQ area, library, fitness center, laundry facilities and more! The home offers a spacious floorplan spanning 1,440 square feet. It features three bedrooms, two bathrooms, plus a sun room. As you make your way up the covered porch, step inside where newer laminate flooring greets you in the foyer. The foyer leads you into the living room with large windows to allow natural light to fill the space. The kitchen offers plenty of storage with upper and lower cabinetry, a generous pantry, a center island with bar top seating and a dining area. Two bedrooms with spacious closets are situated at the front of the home and include windows with views of the park and surrounding terrain. The bathroom features a tub shower combo, and extra cabinet storage. The primary suite is situated at the back of the home and features a spacious walk in closet, large ensuite with separate tub, stand up shower, double sinks and linen storage. The home also offers a fully enclosed sunroom with door access to the covered porch and backyard area; additionally, a covered carport with ramp and stair access gives direct access into the home through the laundry room. This home boasts pride of ownership with many upgrades, including newer windows, newer laminate flooring and carpet, newer doors and security screen, stair and ramp access, a workshop two sheds, and more. Centrally located near freeway access, shopping, dining, local entertainment, La Sierra University, a dog park and more. Welcome home!

23. 2025-03-04
    listed $100,000 Active 1779-char remark

    Show marketing remark (1779 chars)

    Welcome to The Meadows, a charming 55+ community! This charming community offers resort style living with gated entry, lush manicured landscaping, guest parking, clubhouse, walking paths, swimming pool and spa, craft room, recreational facilities: horseshoes, shuffleboard, billiards, BBQ area, library, fitness center, laundry facilities and more! The home offers a spacious floorplan spanning 1,440 square feet. It features three bedrooms, two bathrooms, plus a sun room. As you make your way up the covered porch, step inside where newer laminate flooring greets you in the foyer. The foyer leads you into the living room with large windows to allow natural light to fill the space. The kitchen offers plenty of storage with upper and lower cabinetry, a generous pantry, a center island with bar top seating and a dining area. Two bedrooms with spacious closets are situated at the front of the home and include windows with views of the park and surrounding terrain. The bathroom features a tub shower combo, and extra cabinet storage. The primary suite is situated at the back of the home and features a spacious walk in closet, large ensuite with separate tub, stand up shower, double sinks and linen storage. The home also offers a fully enclosed sunroom with door access to the covered porch and backyard area; additionally, a covered carport with ramp and stair access gives direct access into the home through the laundry room. This home boasts pride of ownership with many upgrades, including newer windows, newer laminate flooring and carpet, newer doors and security screen, stair and ramp access, a workshop two sheds, and more. Centrally located near freeway access, shopping, dining, local entertainment, La Sierra University, a dog park and more. Welcome home!

24. 2025-02-22
    historical $100,000 1779-char remark

    Show marketing remark (1779 chars)

    Welcome to The Meadows, a charming 55+ community! This charming community offers resort style living with gated entry, lush manicured landscaping, guest parking, clubhouse, walking paths, swimming pool and spa, craft room, recreational facilities: horseshoes, shuffleboard, billiards, BBQ area, library, fitness center, laundry facilities and more! The home offers a spacious floorplan spanning 1,440 square feet. It features three bedrooms, two bathrooms, plus a sun room. As you make your way up the covered porch, step inside where newer laminate flooring greets you in the foyer. The foyer leads you into the living room with large windows to allow natural light to fill the space. The kitchen offers plenty of storage with upper and lower cabinetry, a generous pantry, a center island with bar top seating and a dining area. Two bedrooms with spacious closets are situated at the front of the home and include windows with views of the park and surrounding terrain. The bathroom features a tub shower combo, and extra cabinet storage. The primary suite is situated at the back of the home and features a spacious walk in closet, large ensuite with separate tub, stand up shower, double sinks and linen storage. The home also offers a fully enclosed sunroom with door access to the covered porch and backyard area; additionally, a covered carport with ramp and stair access gives direct access into the home through the laundry room. This home boasts pride of ownership with many upgrades, including newer windows, newer laminate flooring and carpet, newer doors and security screen, stair and ramp access, a workshop two sheds, and more. Centrally located near freeway access, shopping, dining, local entertainment, La Sierra University, a dog park and more. Welcome home!

ⓘ 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: $217 · $18/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$581/yr (+$48/mo · 267.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 92% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,400
• − Mortgage interest: −$5,882
• − Property taxes: −$217
• − Insurance: −$525
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$3,055
• Taxable income: $18,378
• Est. tax owed @ 24.0%: −$4,411
• After-tax cash flow: $14,626/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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 53,419
• Household income: $84,906
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1940.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% White 20% Two or more races 17% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scandinavian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Vietnam, South Korea
• Languages at home: 40% English-only · Spanish 47% Other Indo-European 4% Vietnamese 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: ▼ -379.14%
• Current HPI: 405.3408
• Rent YoY: ▲ 4.47%
• 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

+15.0% since first listed

11 events — show timeline

• 2026-04-14 Relisted — CRMLS
• 2026-04-14 Price Changed $115,000 CRMLS
• 2026-04-01 Pending — CRMLS
• 2026-03-19 Price Changed $122,000 CRMLS
• 2026-02-21 Price Changed $127,000 CRMLS
• 2026-01-09 Price Changed $135,000 CRMLS
• 2025-12-05 Listed $145,000 CRMLS
• 2025-04-14 Sold (MLS) $110,000 CRMLS
• 2025-03-09 Contingent — CRMLS
• 2025-03-04 Listed $100,000 CRMLS
• 2025-02-22 Coming Soon $100,000 CRMLS

Property tax history

-5.2%/yr

Latest (2025): $217 · +8.5% YoY. Source: county tax records.