3500 Buchanan St #107 · Riverside, CA 92503

$175,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 36 Days on market

Built 1972 $122/sqft · 59% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Upgraded 2 Bedroom, 2 Bathroom Home with High-End Finishes Throughout! Features NEW Flooring! NEW Porch! NEW Roofing! Bright Open Floor Plan with Spacious Living Areas and Recently Installed Central Air & Heating for Year-Round Comfort! Primary Bedroom Features a Private En Suite Bathroom with Double Sink! Indoor Laundry Area with Washer/Dryer Hookups Adds Everyday Convenience! Extra Spacious Corner Yard Offers Excellent Curb Appeal and Plenty of Outdoor Space for Gardening, Relaxing, or Entertaining! Residents Enjoy a Private, Gated Community, Pool, and Club House! Ideally Located Just 2 Minutes from the 91 Freeway with Easy Access to Shopping and Dining! Come Take a Look — You Will Fall in Love! Do Not Miss This Incredible Opportunity!

Key facts

• Indoor laundry area
• New flooring
• New porch

Tags

• NEW FLOORING
• NEW PORCH
• NEW ROOFING
• BRIGHT OPEN FLOOR PLAN
• PRIVATE EN SUITE BATHROOM
• INDOOR LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+3.4%/yr); 196 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 34% of the median local income ($96k/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.
• 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 + 3.4% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 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 $90k; list at $175k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1972 — 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. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $109,851
• List price: $175,000
• Delta: 59.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 Buchanan St #30	0.00mi	3/2.0 (+1)	1,440 (0%)	4mo	$81,095	$56	92
3700 Buchanan St #132	0.16mi	2/2.0	1,440 (0%)	2mo	$158,000	$110	91
3500 Buchanan St #230	0.00mi	2/2.0	1,356 (-6%)	3mo	$173,000	$128	88
3500 Buchanan #73	0.00mi	2/2.0	1,344 (-7%)	2mo	$71,111	$53	87
3500 Buchanan St #21	0.24mi	2/2.0	1,440 (0%)	3mo	$87,500	$61	86
3500 Buchanan St #128	0.12mi	2/2.0	1,488 (+3%)	3mo	$72,000	$48	86
3700 Buchanan St #28	0.16mi	3/2.0 (+1)	1,440 (0%)	4mo	$80,000	$56	84
3700 Buchanan St #108	0.16mi	3/2.0 (+1)	1,456 (+1%)	3mo	$189,900	$130	83
3500 Buchanan #103	0.00mi	3/2.0 (+1)	1,344 (-7%)	1mo	$139,900	$104	83
3700 Buchanan St #105	0.16mi	2/2.0	1,344 (-7%)	1mo	$86,000	$64	81
3700 Buchanan St #98	0.16mi	3/2.0 (+1)	1,344 (-7%)	2mo	$120,000	$89	75
3663 Buchanan #112	0.39mi	3/2.0 (+1)	1,344 (-7%)	1mo	$169,000	$126	65

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.66×
• Total profit: $32,163
• Equity at exit: $26,093

10-year hold

• IRR: 25.1%
• Equity multiple: 3.23×
• Total profit: $109,251
• Equity at exit: $15,131

Cash invested: $49,000 (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 92503

• Rents YoY: 3.4%
• Active inventory: 196
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,711 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $932

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 61%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2930 Via Milano Outside Area (Inside Ca), CA	1.0	2.0	1007	$2,500	$2.48	43d	1	0.65mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	43d	1	0.67mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	16d	1	0.67mi
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	4d	1	0.76mi
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	1d	31	0.98mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	24d	1	1.00mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	1d	18	1.13mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	43d	1	1.17mi
11520 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.0	851	$2,634	$3.09	2d	7	1.20mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$3,229	$3.17	1d	21	1.33mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	4d	1	1.35mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	2d	17	1.37mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	43d	1	1.40mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	2d	1	1.44mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	43d	1	1.45mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,244	$2.15	2d	26	1.48mi
3721 N Byron St Unit 3731 Corona, CA	2.0	1.0	925	$2,150	$2.32	5d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $175,000 Active 36 DOM
2. 2026-06-17
   days on market $175,000 Active 35 DOM
3. 2026-06-16
   days on market $175,000 Active 34 DOM
4. 2026-06-15
   days on market $175,000 Active 33 DOM
5. 2026-06-13
   days on market $175,000 Active 31 DOM
6. 2026-06-13
   days on market $175,000 Active 30 DOM
7. 2026-06-09
   days on market $175,000 Active 27 DOM
8. 2026-06-08
   days on market $175,000 Active 26 DOM
9. 2026-06-07
   days on market $175,000 Active 25 DOM
10. 2026-06-04
    days on market $175,000 Active 22 DOM
11. 2026-06-03
    days on market $175,000 Active 21 DOM
12. 2026-06-02
    days on market $175,000 Active 20 DOM
13. 2026-06-01
    days on market $175,000 Active 19 DOM
14. 2026-05-31
    days on market $175,000 Active 18 DOM
15. 2026-05-13
    listed $175,000 Active 771-char remark

    Show marketing remark (771 chars)

    Beautifully Upgraded 2 Bedroom, 2 Bathroom Home with High-End Finishes Throughout! Features NEW Flooring! NEW Porch! NEW Roofing! Bright Open Floor Plan with Spacious Living Areas and Recently Installed Central Air & Heating for Year-Round Comfort! Primary Bedroom Features a Private En Suite Bathroom with Double Sink! Indoor Laundry Area with Washer/Dryer Hookups Adds Everyday Convenience! Extra Spacious Corner Yard Offers Excellent Curb Appeal and Plenty of Outdoor Space for Gardening, Relaxing, or Entertaining! Residents Enjoy a Private, Gated Community, Pool, and Club House! Ideally Located Just 2 Minutes from the 91 Freeway with Easy Access to Shopping and Dining! Come Take a Look — You Will Fall in Love! Do Not Miss This Incredible Opportunity!

16. 2022-04-15
    soldstatus $89,900 Closed Sale 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

17. 2022-03-02
    status Pending Sale 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

18. 2022-02-15
    status Active 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

19. 2022-02-12
    historical 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

20. 2021-12-03
    historical
21. 2021-08-26
    listed $89,900 Active
22. 2021-07-29
    historical
23. 2021-07-16
    historical Active Under Contract
24. 2021-05-11
    status Active 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

25. 2021-05-11
    historical Active Under Contract 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

26. 2021-04-12
    listed $89,900 Active 371-char remark

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

27. 2021-04-12
    listed $89,900 Active

    Show marketing remark (371 chars)

    Cute 2 bedroom, 2 bath mobile home located in Villa Magnolia 55+ park. This home features living room, and dining area. Spacious kitchen with plenty of counter and cabinet space. Indoor laundry area. Great size bedrooms. Master bedroom has a vanity, along with it's own private bathroom and mirrored closets. Enclosed patio and storage shed. Covered carport. A must see!!

28. 2005-02-23
    soldstatus $46,000
29. 2004-08-21
    listed $53,000

ⓘ 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 8/10 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: $32,527
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$5,091
• Taxable income: $8,929
• Est. tax owed @ 24.0%: −$2,143
• After-tax cash flow: $9,041/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): 88,395
• Household income: $96,268
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 2337.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 61% White 24% Two or more races 15% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 44% English-only · Spanish 45% Other Indo-European 2% 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: ▼ -414.52%
• Current HPI: 393.407
• Rent YoY: ▲ 3.41%
• 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

+230.2% since first listed

15 events — show timeline

• 2026-05-13 Listed $175,000 CRMLS
• 2022-04-15 Sold (MLS) $89,900 CRMLS
• 2022-03-02 Pending — CRMLS
• 2022-02-15 Relisted — CRMLS
• 2022-02-12 Listing Removed — CRMLS
• 2021-12-03 Listing Removed — CRMLS
• 2021-08-26 Listed $89,900 CRMLS
• 2021-07-29 Listing Removed — CRMLS
• 2021-07-16 Contingent — CRMLS
• 2021-05-11 Relisted — CRMLS
• 2021-05-11 Contingent — CRMLS
• 2021-04-12 Listed $89,900 CRMLS
• 2021-04-12 Listed $89,900 CRMLS
• 2005-02-23 Sold (MLS) $46,000 CRMLS
• 2004-08-21 Listed $53,000 CRMLS

Property tax history

-5.5%/yr

Latest (2025): $179 · +3.3% YoY. Source: county tax records.