975 California #8 · Calimesa, CA 92320

$99,000

2 bd · 1.0 ba · 1,440 sqft · Manufactured public records · 80 Days on market

Built 1976 $69/sqft · 17% below area Est $120k · 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
• 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

Charming and well-maintained 55+ mobile home featuring a spacious and functional layout. The inviting living and dining area offers plenty of natural light and flows seamlessly. This home features brand new laminate wood flooring throughout, kitchen includes a new dishwasher and new refrigerator, home offers 2 comfortable bedrooms with large closets and ceiling fans for added comfort. The primary bedroom features mirrored closet doors and plenty of space for furnishings. Convenient indoor living spaces and thoughtful storage make this home both practical and welcoming. Property features a community pool, A wonderful opportunity for buyers looking for comfort, space, and value and low-maintenance living.

Key facts

• Community pool
• Built 1976
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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+, schools D, amenities 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.
• Market conditions: 67 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $684 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 + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.29% ✓
• Cap rate: 19.74%
• Cash-on-cash: 48.04%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $119,642
• List price: $99,000
• Delta: -17.25%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
975 California St #49	0.00mi	2/2.0	1,440 (0%)	8mo	$125,000	$87	89
950 California #82	0.16mi	2/2.0	1,440 (0%)	1mo	$99,900	$69	88
975 California St #75	0.00mi	3/2.0 (+1)	1,440 (0%)	10mo	$118,000	$82	83
975 California St #20	0.00mi	2/2.0	1,481 (+3%)	15mo	$122,000	$82	78
975 CALIFORNIA St #84	0.06mi	2/2.0	1,440 (0%)	19mo	$115,000	$80	77
975 California St #64	0.00mi	2/2.0	1,248 (-13%)	1mo	$160,000	$128	73
950 California #44	0.11mi	2/2.0	1,440 (0%)	23mo	$88,000	$61	72
975 California St #54	0.00mi	2/2.0	1,248 (-13%)	10mo	$107,000	$86	65
950 California St #45	0.15mi	2/2.0	1,330 (-8%)	14mo	$112,000	$84	65
210 El Serene Ln	0.49mi	3/2.0 (+1)	1,512 (+5%)	14mo	$460,000	$304	49

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: 45.5%
• Equity multiple: 2.97×
• Total profit: $54,667
• Equity at exit: $14,761

10-year hold

• IRR: 51.4%
• Equity multiple: 6.01×
• Total profit: $138,748
• Equity at exit: $8,560

Cash invested: $27,720 (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: 67
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,110

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,178	-5% $1,144	+0% $1,110	+5% $1,075	+10% $1,041
Rent	-10% $930	-5% $1,020	+0% $1,110	+5% $1,199	+10% $1,289
Rate	-1.0pp $1,160	-0.5pp $1,135	base $1,110	+0.5pp $1,084	+1.0pp $1,058

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: $24,750
• Closing costs: $2,970
• 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	12d	1	0.37mi
213 W County Line Rd #6 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	0d	1	0.37mi
35627 Penrose Ln Yucaipa, CA	3.0	1.0	1371	$2,495	$1.82	0d	1	0.72mi
907 Fremont St Calimesa, CA	3.0	2.0	1302	$3,200	$2.46	18d	1	0.74mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	44d	1	1.07mi
12837 2nd St Yucaipa, CA	3.0–4.0	2.5–3.0	1688	$3,450	$2.04	0d	31	1.29mi
642 West Avenue L Unit L Calimesa, CA	3.0	1.0	1368	$2,200	$1.61	17d	1	1.48mi

Listing history 17 events

1. 2026-05-04
   price $99,000 712-char remark

   Show marketing remark (712 chars)

   Charming and well-maintained 55+ mobile home featuring a spacious and functional layout. The inviting living and dining area offers plenty of natural light and flows seamlessly. This home features brand new laminate wood flooring throughout, kitchen includes a new dishwasher and new refrigerator, home offers 2 comfortable bedrooms with large closets and ceiling fans for added comfort. The primary bedroom features mirrored closet doors and plenty of space for furnishings. Convenient indoor living spaces and thoughtful storage make this home both practical and welcoming. Property features a community pool, A wonderful opportunity for buyers looking for comfort, space, and value and low-maintenance living.

2. 2026-04-13
   price $115,000 712-char remark

   Show marketing remark (712 chars)

   Charming and well-maintained 55+ mobile home featuring a spacious and functional layout. The inviting living and dining area offers plenty of natural light and flows seamlessly. This home features brand new laminate wood flooring throughout, kitchen includes a new dishwasher and new refrigerator, home offers 2 comfortable bedrooms with large closets and ceiling fans for added comfort. The primary bedroom features mirrored closet doors and plenty of space for furnishings. Convenient indoor living spaces and thoughtful storage make this home both practical and welcoming. Property features a community pool, A wonderful opportunity for buyers looking for comfort, space, and value and low-maintenance living.

3. 2026-03-07
   listed $120,000 Active 712-char remark

   Show marketing remark (712 chars)

   Charming and well-maintained 55+ mobile home featuring a spacious and functional layout. The inviting living and dining area offers plenty of natural light and flows seamlessly. This home features brand new laminate wood flooring throughout, kitchen includes a new dishwasher and new refrigerator, home offers 2 comfortable bedrooms with large closets and ceiling fans for added comfort. The primary bedroom features mirrored closet doors and plenty of space for furnishings. Convenient indoor living spaces and thoughtful storage make this home both practical and welcoming. Property features a community pool, A wonderful opportunity for buyers looking for comfort, space, and value and low-maintenance living.

4. 2026-03-06
   historical $120,000 712-char remark

   Show marketing remark (712 chars)

   Charming and well-maintained 55+ mobile home featuring a spacious and functional layout. The inviting living and dining area offers plenty of natural light and flows seamlessly. This home features brand new laminate wood flooring throughout, kitchen includes a new dishwasher and new refrigerator, home offers 2 comfortable bedrooms with large closets and ceiling fans for added comfort. The primary bedroom features mirrored closet doors and plenty of space for furnishings. Convenient indoor living spaces and thoughtful storage make this home both practical and welcoming. Property features a community pool, A wonderful opportunity for buyers looking for comfort, space, and value and low-maintenance living.

5. 2023-09-19
   soldstatus $105,000 Closed Sale 1105-char remark

   Show marketing remark (1105 chars)

   This Beautiful, Well Cared for Home has All of the Features and Amenities You are Looking For! Designed So Well with Ample Storage and Space in Mind, Home has 2 Bedrooms, 2 Baths, 1,440 sq ft of Living Area PLUS an Enclosed Add-on Room (Approx 190 sq ft NOT Counted in Living Area), Central Heat & A/C. Light and Bright Living Room has Room for just about any size Furniture. The Kitchen is a Dream! Large & Open Semi-Circular shape with Plenty of Storage & Counter Space, a Convenient Dining Counter and Includes the Whirlpool Refrigerator. King Size furniture will easily fit in the Master Bedroom complete with Large Closet, Built-in Dresser and Storage. Master Bath has Double Sinks with Vanity, Linen Closet, an Easy Step-in Shower and Separate Soaking Tub. Laundry Room has Carport Entrance with Additional Storage Cabinets and Closet - Washer & Dryer are Included. The Covered Front Porch and Private Back Porch are the Perfect Places to Relax and Enjoy the Outdoors. 2 Large Sheds for Additional Storage. The Colony is a Highly Desired 55+ Rent Controlled Park in Calimesa.

6. 2023-08-15
   status Pending Sale 1105-char remark

   Show marketing remark (1105 chars)

   This Beautiful, Well Cared for Home has All of the Features and Amenities You are Looking For! Designed So Well with Ample Storage and Space in Mind, Home has 2 Bedrooms, 2 Baths, 1,440 sq ft of Living Area PLUS an Enclosed Add-on Room (Approx 190 sq ft NOT Counted in Living Area), Central Heat & A/C. Light and Bright Living Room has Room for just about any size Furniture. The Kitchen is a Dream! Large & Open Semi-Circular shape with Plenty of Storage & Counter Space, a Convenient Dining Counter and Includes the Whirlpool Refrigerator. King Size furniture will easily fit in the Master Bedroom complete with Large Closet, Built-in Dresser and Storage. Master Bath has Double Sinks with Vanity, Linen Closet, an Easy Step-in Shower and Separate Soaking Tub. Laundry Room has Carport Entrance with Additional Storage Cabinets and Closet - Washer & Dryer are Included. The Covered Front Porch and Private Back Porch are the Perfect Places to Relax and Enjoy the Outdoors. 2 Large Sheds for Additional Storage. The Colony is a Highly Desired 55+ Rent Controlled Park in Calimesa.

7. 2023-07-21
   price $109,000 1105-char remark

   Show marketing remark (1105 chars)

   This Beautiful, Well Cared for Home has All of the Features and Amenities You are Looking For! Designed So Well with Ample Storage and Space in Mind, Home has 2 Bedrooms, 2 Baths, 1,440 sq ft of Living Area PLUS an Enclosed Add-on Room (Approx 190 sq ft NOT Counted in Living Area), Central Heat & A/C. Light and Bright Living Room has Room for just about any size Furniture. The Kitchen is a Dream! Large & Open Semi-Circular shape with Plenty of Storage & Counter Space, a Convenient Dining Counter and Includes the Whirlpool Refrigerator. King Size furniture will easily fit in the Master Bedroom complete with Large Closet, Built-in Dresser and Storage. Master Bath has Double Sinks with Vanity, Linen Closet, an Easy Step-in Shower and Separate Soaking Tub. Laundry Room has Carport Entrance with Additional Storage Cabinets and Closet - Washer & Dryer are Included. The Covered Front Porch and Private Back Porch are the Perfect Places to Relax and Enjoy the Outdoors. 2 Large Sheds for Additional Storage. The Colony is a Highly Desired 55+ Rent Controlled Park in Calimesa.

8. 2023-07-01
   listed $119,000 Active 1105-char remark

   Show marketing remark (1105 chars)

   This Beautiful, Well Cared for Home has All of the Features and Amenities You are Looking For! Designed So Well with Ample Storage and Space in Mind, Home has 2 Bedrooms, 2 Baths, 1,440 sq ft of Living Area PLUS an Enclosed Add-on Room (Approx 190 sq ft NOT Counted in Living Area), Central Heat & A/C. Light and Bright Living Room has Room for just about any size Furniture. The Kitchen is a Dream! Large & Open Semi-Circular shape with Plenty of Storage & Counter Space, a Convenient Dining Counter and Includes the Whirlpool Refrigerator. King Size furniture will easily fit in the Master Bedroom complete with Large Closet, Built-in Dresser and Storage. Master Bath has Double Sinks with Vanity, Linen Closet, an Easy Step-in Shower and Separate Soaking Tub. Laundry Room has Carport Entrance with Additional Storage Cabinets and Closet - Washer & Dryer are Included. The Covered Front Porch and Private Back Porch are the Perfect Places to Relax and Enjoy the Outdoors. 2 Large Sheds for Additional Storage. The Colony is a Highly Desired 55+ Rent Controlled Park in Calimesa.

9. 2014-04-04
   soldstatus $27,000 Closed
10. 2014-03-12
    status Pending
11. 2014-01-17
    price $27,500
12. 2013-11-15
    historical
13. 2013-11-04
    listed $28,500 Active
14. 2013-08-23
    price $39,500 Active
15. 2013-08-23
    status Active
16. 2013-08-23
    historical
17. 2013-04-24
    listed $48,000 Active

ⓘ 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 (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: $27,248
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$2,880
• Taxable income: $12,483
• Est. tax owed @ 24.0%: −$2,996
• After-tax cash flow: $10,320/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

+106.2% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $99,000 CRMLS
• 2026-04-13 Price Changed $115,000 CRMLS
• 2026-03-07 Listed $120,000 CRMLS
• 2026-03-06 Coming Soon $120,000 CRMLS
• 2023-09-19 Sold (MLS) $105,000 CRMLS
• 2023-08-15 Pending — CRMLS
• 2023-07-21 Price Changed $109,000 CRMLS
• 2023-07-01 Listed $119,000 CRMLS
• 2014-04-04 Sold (MLS) $27,000 CRMLS
• 2014-03-12 Pending — CRMLS
• 2014-01-17 Price Changed $27,500 CRMLS
• 2013-11-15 Listing Removed — CRMLS
• 2013-11-04 Listed $28,500 CRMLS
• 2013-08-23 Relisted — CRMLS
• 2013-08-23 Price Changed $39,500 CRMLS
• 2013-08-23 Listing Removed — CRMLS
• 2013-04-24 Listed $48,000 CRMLS

Property tax history

-6.1%/yr

Latest (2025): $174 · +4.1% YoY. Source: county tax records.