1425 Cherry Ave #202 · Beaumont, CA 92223

$149,999

3 bd · 2.0 ba · 1,728 sqft · Manufactured · 59 Days on market

Manufactured home Built 1973 Good condition $87/sqft · 48% below area Est $289k · 48% under ↓ 3% since listing

---

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 +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3 bedroom, 2 bath mobile home located in a highly desirable area of Beaumont. This inviting home offers a functional and comfortable layout, perfect for families or anyone looking for extra space. One of the standout features is the added bonus room, which can easily serve as a 4th bedroom, private studio, home office, or cozy den, giving you the flexibility to fit your lifestyle needs. The home has been well cared for, showing pride of ownership throughout. Enjoy a peaceful setting while still being conveniently close to local shopping, dining, and easy freeway access. Whether you’re a first-time buyer, downsizing, or investing, this home is a f

Key facts

• Cozy den
• Easy freeway access
• Private studio

Tags

• ADDED BONUS ROOM
• PRIVATE STUDIO
• HOME OFFICE
• COZY DEN
• PEACEFUL SETTING
• EASY FREEWAY ACCESS

Property features AI

Finance

• Other: Lot characteristics: 0-1 unit per acre; Living area source: public records; Park name: Highlands Mobile Home Park; Parcel number provided
• HOA & community: Land lease at approximately $1,005 per month

Exterior

• Parking: Located in Highlands Mobile Home Park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home remains on site
• Construction: Mobile home with dimensions approximately 72 by 12 feet; Year built as reported by seller
• Exterior features: Community pool; Street lighting in the neighborhood

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-level home; Main door entry
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.5% in Beaumont — 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 64/100 on livability (#429 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anna Hause Elementary (651 students, 68% FRL); San Gorgonio Middle (1,215 students, 67% FRL); Beaumont Senior High (math 36% / reading 63%, grade D, #352 of 1,170 statewide, top 31%, 3,328 students, 62% FRL) — zoned schools average 66% FRL vs 45% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 288 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.9% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $288,823
• List price: $149,999
• Delta: -48.07%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Cherry Ave #121	0.00mi	4/3.0 (+1)	1,664 (-4%)	20mo	$165,900	$100	69
1444 Michigan Ave #150	0.12mi	4/2.0 (+1)	1,620 (-6%)	14mo	$195,000	$120	67
1444 Michigan Ave #34	0.12mi	3/2.0	1,620 (-6%)	24mo	$130,000	$80	64

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.74×
• Total profit: $31,000
• Equity at exit: $22,365

10-year hold

• IRR: 27.1%
• Equity multiple: 3.48×
• Total profit: $104,211
• Equity at exit: $12,969

Cash invested: $42,000 (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 92223

• Rents YoY: 3.9%
• Active inventory: 288
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $836

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 60%

Sensitivity live

Price	-10% $939	-5% $888	+0% $836	+5% $784	+10% $732
Rent	-10% $648	-5% $742	+0% $836	+5% $929	+10% $1,023
Rate	-1.0pp $911	-0.5pp $874	base $836	+0.5pp $797	+1.0pp $757

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Bittersweet Dr Unit A Beaumont, CA	3.0	2.5	1377	$2,749	$2.00	24d	1	0.37mi
1341 Bittersweet Dr Unit F Beaumont, CA	3.0	2.5	1377	$2,650	$1.92	46d	1	0.38mi
525 Cedar View Dr Beaumont, CA	4.0	2.0	1484	$3,000	$2.02	20d	1	0.40mi
1335 Comfrey Leaf Dr Beaumont, CA	3.0	2.5	1720	$2,835	$1.65	26d	1	0.42mi
1335 Comfrey Leaf Dr Beaumont, CA	3.0	2.5	1720	$2,835	$1.65	7d	1	0.42mi
1420 Allium Ct Beaumont, CA	4.0	3.0	1725	$2,900	$1.68	17d	1	0.46mi
1420 Chinaberry Ln Beaumont, CA	4.0	3.0	1762	$3,200	$1.82	46d	1	0.65mi
1161 Pennsylvania Ave Beaumont, CA	4.0	2.0	1426	$3,400	$2.38	46d	1	0.69mi
201 W Dale St Unit 201 Beaumont, CA	2.0	1.0	1200	$2,300	$1.92	0d	1	0.97mi
1061 Beaumont Ave Unit A Beaumont, CA	3.0	2.0	1350	$2,499	$1.85	0d	1	0.99mi
726 Chestnut Ave Unit C Beaumont, CA	3.0	2.5	1400	$2,800	$2.00	1d	1	1.21mi
39670 Grand Ave Cherry Valley, CA	3.0	2.0	1578	$2,595	$1.64	0d	1	1.26mi
1193 Woodburn Cir Beaumont, CA	3.0	2.0	1508	$3,300	$2.19	46d	1	1.32mi
39559 Cherry Valley Blvd Cherry Valley, CA	3.0	2.0	1860	$2,900	$1.56	46d	1	1.35mi
1695 Larkspur Ln Beaumont, CA	4.0	3.0	1959	$3,300	$1.68	7d	1	1.36mi
1493 Evergreen Ave Beaumont, CA	3.0	1.0	1206	$2,695	$2.23	20d	1	1.41mi
1626 Apollo Way Beaumont, CA	3.0	2.5	2141	$2,900	$1.35	6d	1	1.42mi

Listing history 17 events

1. 2026-06-22
   days on market $149,999 Active 59 DOM
2. 2026-06-21
   days on market $149,999 Active 58 DOM
3. 2026-06-18
   days on market $149,999 Active 55 DOM
4. 2026-06-17
   days on market $149,999 Active 54 DOM
5. 2026-06-16
   days on market $149,999 Active 53 DOM
6. 2026-06-15
   days on market $149,999 Active 52 DOM
7. 2026-06-13
   days on market $149,999 Active 50 DOM
8. 2026-06-13
   days on market $149,999 Active 49 DOM
9. 2026-06-09
   days on market $149,999 Active 46 DOM
10. 2026-06-08
    days on market $149,999 Active 45 DOM
11. 2026-06-07
    days on market $149,999 Active 44 DOM
12. 2026-06-04
    days on market $149,999 Active 41 DOM
13. 2026-06-03
    days on market $149,999 Active 40 DOM
14. 2026-06-02
    pricedays on market $149,999 Active 39 DOM
15. 2026-06-01
    days on market $154,999 Active 38 DOM
16. 2026-05-31
    days on market $154,999 Active 37 DOM
17. 2026-04-24
    listed $154,999 Active 749-char remark

ⓘ 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 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,440
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$4,364
• Taxable income: $8,124
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $8,079/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath mobile home in Beaumont is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and enhances property value
• Resale replace countertops — modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Resale replace countertops — modernizes kitchen and adds 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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Beaumont

• Score: 64/100
• State rank: #429
• US rank: #14526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, CA
• County: Riverside County · 2,287,001 people
• City population: 63,833
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 63,833
• Household income: $102,761
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1096.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 45% White 37% Two or more races 16% Black 8% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 23% Tagalog/Filipino 2% Chinese 1%

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: ▼ -395.13%
• Current HPI: 373.4608
• Rent YoY: ▲ 3.85%
• 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

-3.2% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $149,999 CRMLS
• 2026-04-24 Listed $154,999 CRMLS