10320 Calimesa SPC 249 · Calimesa, CA 92320

$134,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 128 Days on market

Built 1974 Est $170k · 21% under

---

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
• 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

This home has many upgrades. Newer kitchen cabinets, counter tops, stove top, oven , dishwasher. Also washer and dryer are included. Newer dual paned windows and custom drapes . Large pantry in the kitchen. This home is low set and has a private carport area. The roof is a metal insulated roof. there is A/C. Also a nice area for a garden in the back. 1440 Sq. ft. home does not include the add-on insulated room and storage area. There are also security doors.

Key facts

• Open floor plan
• New flooring
• Natural light

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• NEW FLOORING
• DUAL PANE WINDOWS
• NATURAL LIGHT
• BONUS ROOM

Property features AI

Finance

• Other: Pets allowed with size limit
• Financial info: Land lease (monthly)
• HOA & community: Senior community; Street lighting; Suburban setting; Rancho Calimesa Mobile Home Park

Exterior

• Parking: Attached carport
• Security: Smoke detector(s); Carbon monoxide detector(s); Resident manager
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected
• Home design: Single-story; Entry from carport door; Mobile home remains on site (24 x 60); Corner lot with backyard
• Construction: Elastomeric roof; Year built source: public records
• Exterior features: Covered front porch; Awning; Rain gutters; Satellite dish; Patio (covered); Community pool; Shed (1)

Interior

• Kitchen: Gas cooktop; Gas oven; Garbage disposal; Dishwasher; Refrigerator; Laminate counters
• Bedrooms: Primary bedroom; All bedrooms on one level; Main floor bedroom; Bonus room
• Flooring: Not specified
• Bathrooms: Two full bathrooms; Master bath with double sinks; Bathtub and shower (shower in tub)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Double door entry; Laminate counters; Block walls; Track lighting; Ceiling fan; Double pane windows with blinds and screens; Community spa
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; In-closet and in-kitchen laundry locations

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• 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.
• Market conditions: 67 active listings in the ZIP; 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 $930 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 + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $134k implies a 647% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1974 — 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: 1.59% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.15%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $170,496
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10320-217 Calimesa	0.00mi	2/2.0	1,152 (0%)	6mo	$153,000	$133	95
10320 Calimesa #257	0.20mi	2/2.0	1,248 (+8%)	2mo	$80,000	$64	75
10320 Calimesa Blvd #8	0.00mi	3/2.0 (+1)	1,248 (+8%)	23mo	$170,000	$136	62
10320 Calimesa Blvd #58	0.34mi	2/2.0	1,225 (+6%)	18mo	$193,500	$158	58
10320 Calimesa Blvd #53	0.42mi	2/2.0	1,248 (+8%)	12mo	$138,000	$111	56
9420 Terra Linda Way	0.70mi	2/2.0	1,152 (0%)	21mo	$300,000	$260	50
10320 Calimesa Blvd #215	0.40mi	2/2.0	1,248 (+8%)	22mo	$206,000	$165	50
10320 Calimesa Blvd #209	0.40mi	2/2.0	1,248 (+8%)	22mo	$185,000	$148	49
9610 Rosedale Dr	0.57mi	2/2.0	1,272 (+10%)	21mo	$180,500	$142	39
9650 Sharondale Rd	0.69mi	2/2.0	1,080 (-6%)	23mo	$250,000	$231	38

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $26,513
• Equity at exit: $20,054

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $85,381
• Equity at exit: $11,629

Cash invested: $37,660 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $758

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 60%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $134,500 Active 128 DOM
2. 2026-06-17
   days on market $134,500 Active 127 DOM
3. 2026-06-16
   days on market $134,500 Active 126 DOM
4. 2026-06-15
   days on market $134,500 Active 125 DOM
5. 2026-06-13
   days on market $134,500 Active 123 DOM
6. 2026-06-13
   days on market $134,500 Active 122 DOM
7. 2026-06-09
   days on market $134,500 Active 119 DOM
8. 2026-06-08
   days on market $134,500 Active 118 DOM
9. 2026-06-07
   days on market $134,500 Active 117 DOM
10. 2026-06-04
    pricedays on market $134,500 Active 114 DOM
11. 2026-06-03
    days on market $136,500 Active 113 DOM
12. 2026-06-02
    days on market $136,500 Active 112 DOM
13. 2026-06-01
    days on market $136,500 Active 111 DOM
14. 2026-05-31
    days on market $136,500 Active 110 DOM
15. 2026-05-26
    status Active
16. 2026-04-04
    status Active
17. 2026-04-04
    price $136,500
18. 2026-02-18
    price $139,900
19. 2026-01-14
    price $146,900
20. 2025-12-04
    listed $149,900 Active
21. 2025-11-29
    historical
22. 2025-11-01
    price $149,900
23. 2025-10-24
    listed $155,000 Active
24. 2014-01-31
    soldstatus $18,000 Closed 464-char remark

    Show marketing remark (464 chars)

    This home has many upgrades. Newer kitchen cabinets, counter tops, stove top, oven , dishwasher. Also washer and dryer are included. Newer dual paned windows and custom drapes . Large pantry in the kitchen. This home is low set and has a private carport area. The roof is a metal insulated roof. there is A/C. Also a nice area for a garden in the back. 1440 Sq. ft. home does not include the add-on insulated room and storage area. There are also security doors.

25. 2014-01-14
    status Pending 464-char remark

    Show marketing remark (464 chars)

    This home has many upgrades. Newer kitchen cabinets, counter tops, stove top, oven , dishwasher. Also washer and dryer are included. Newer dual paned windows and custom drapes . Large pantry in the kitchen. This home is low set and has a private carport area. The roof is a metal insulated roof. there is A/C. Also a nice area for a garden in the back. 1440 Sq. ft. home does not include the add-on insulated room and storage area. There are also security doors.

26. 2013-10-31
    price $25,000 464-char remark

    Show marketing remark (464 chars)

    This home has many upgrades. Newer kitchen cabinets, counter tops, stove top, oven , dishwasher. Also washer and dryer are included. Newer dual paned windows and custom drapes . Large pantry in the kitchen. This home is low set and has a private carport area. The roof is a metal insulated roof. there is A/C. Also a nice area for a garden in the back. 1440 Sq. ft. home does not include the add-on insulated room and storage area. There are also security doors.

27. 2013-07-17
    listed $27,000 Active 464-char remark

    Show marketing remark (464 chars)

    This home has many upgrades. Newer kitchen cabinets, counter tops, stove top, oven , dishwasher. Also washer and dryer are included. Newer dual paned windows and custom drapes . Large pantry in the kitchen. This home is low set and has a private carport area. The roof is a metal insulated roof. there is A/C. Also a nice area for a garden in the back. 1440 Sq. ft. home does not include the add-on insulated room and storage area. There are also security doors.

ⓘ 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 7/10 Severe 8 d/yr ≥101°F today · 25 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: $25,632
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$3,913
• Taxable income: $7,394
• Est. tax owed @ 24.0%: −$1,775
• After-tax cash flow: $7,321/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: 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 — 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

+405.6% since first listed

13 events — show timeline

• 2026-05-26 Relisted — CRMLS
• 2026-04-04 Relisted — CRMLS
• 2026-04-04 Price Changed $136,500 CRMLS
• 2026-02-18 Price Changed $139,900 CRMLS
• 2026-01-14 Price Changed $146,900 CRMLS
• 2025-12-04 Listed $149,900 CRMLS
• 2025-11-29 Listing Removed — CRMLS
• 2025-11-01 Price Changed $149,900 CRMLS
• 2025-10-24 Listed $155,000 CRMLS
• 2014-01-31 Sold (MLS) $18,000 CRMLS
• 2014-01-14 Pending — CRMLS
• 2013-10-31 Price Changed $25,000 CRMLS
• 2013-07-17 Listed $27,000 CRMLS

Property tax history

-5.8%/yr

Latest (2025): $188 · +12.7% YoY. Source: county tax records.