27601 Sun City Blvd #316 · Menifee, CA 92586

$199,900

2 bd · 2.0 ba · 1,760 sqft · Manufactured · 56 Days on market

Built 1977 Good condition $114/sqft · 59% above area ↓ 5% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously restored to near-mint original condition, this classic vintage mobile home in the gated Sun City Mobile Home Estates offers exceptional preservation and detail throughout. The front yard features pristine turf with a rock garden border, radius slump stone planters, shuttered windows, and a raised deck with original wrought iron railing under a covered patio. The front entry opens to a spacious living room with a wall of windows, textured walls, and a vaulted ceiling, along with an adjacent dining area with its own window. The large family room connects directly to the kitchen, which includes a radius breakfast bar, well-maintained original cabinetry, a newer dishwasher, GE doub

Key facts

• Gated community
• Rock garden border
• Wrought iron railing

Tags

• GATED COMMUNITY
• PRISTINE TURF
• ROCK GARDEN BORDER
• RAISED DECK
• WROUGHT IRON RAILING
• COVERED PATIO

Property features AI

Finance

• Other: Body type: triple (multi-unit designation)
• Financial info: Land lease: $701 monthly (seller provided)
• HOA & community: Senior community; Sun City Mobile Home Estates park; Dog park; Street lighting; Manager approval required; Pets allowed — contact for details

Exterior

• Parking: Driveway parking; Three carport/parking spaces
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home (34' x 68') — mobile home remains; Turnkey, updated/remodeled condition; Single-story; Entry at level 1
• Construction: Raised foundation; Composition/asphalt roof; Year built per public records
• Exterior features: Covered patio; Community pool; Wood skirt; Front yard; Sprinkler system; One shed

Interior

• Kitchen: Kitchen open to family room; Walk-in pantry; Gas cooktop; Double oven; Range/stove hood; Dishwasher; Garbage disposal; Water line to refrigerator
• Bedrooms: Main floor primary bedroom; Main floor bedroom; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Main floor full bath; Walk-in shower; Double sinks in master bath
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Track lighting; Ceiling fan; One-level living; Community spa
• Laundry & utility: Laundry inside in a separate room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.6% in Menifee — 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 (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: health & safety D+, amenities D, commute F.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridgemoor Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 719 students, 65% FRL) — zoned schools average 65% FRL vs 32% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-25 pts) — the specific schools serving this property underperform the Menifee Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.1%/yr); 197 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,575/mo this rent would consume 54% of the median local household income ($58k/yr) (locally 1163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 6.1% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1977 — 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. 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?
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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $126,058
• List price: $199,900
• Delta: 58.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27601 Sun City Blvd Sp 127	0.10mi	2/2.0	1,704 (-3%)	12mo	$85,000	$50	80
27601 Sun City Blvd #312	0.20mi	2/2.0	1,636 (-7%)	11mo	$180,000	$110	70
27601 Sun City #292	0.26mi	2/2.0	1,632 (-7%)	12mo	$110,000	$67	66
27601 Sun City Blvd 315	0.11mi	2/2.0	1,620 (-8%)	21mo	$160,000	$99	64
27601 Sun City Blvd #21	0.17mi	3/2.0 (+1)	1,512 (-14%)	22mo	$205,000	$136	45
27250 Murrieta #126	0.69mi	3/2.0 (+1)	1,568 (-11%)	0mo	$225,000	$143	45
27150 Shadel #49	0.40mi	2/2.0	1,536 (-13%)	20mo	$105,000	$68	44
27250 Murrieta Rd #241	0.59mi	3/2.0 (+1)	1,547 (-12%)	8mo	$216,800	$140	40
27250 Murrieta Rd #220	0.63mi	3/2.0 (+1)	1,568 (-11%)	14mo	$209,000	$133	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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.31×
• Total profit: $17,530
• Equity at exit: $29,806

10-year hold

• IRR: 19.5%
• Equity multiple: 2.88×
• Total profit: $105,213
• Equity at exit: $17,284

Cash invested: $55,972 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 197
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,575 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $653

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 70%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27218 Pennywhistle Way Menifee, CA	3.0	2.0	2000	$3,700	$1.85	1d	1	0.47mi
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	1d	1	0.59mi
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	19d	1	0.70mi
28055 Grosse Point Dr Menifee, CA	1.0	1.0	1767	$1,495	$0.85	1d	1	0.75mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	1d	1	0.76mi
26460 Spaniel Ln Menifee, CA	3.0	2.0	2000	$2,995	$1.50	1d	1	0.81mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	24d	1	0.87mi
26838 Wildrose Ct Menifee, CA	1.0	1.0	2500	$750	$0.30	24d	1	0.92mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	1d	1	0.93mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	1d	1	0.94mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	10d	1	0.99mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	1d	1	1.11mi
27757 Aspel Rd Menifee, CA	1.0–2.0	1.0–2.0	1026	$2,869	$2.80	1d	15	1.15mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	10d	1	1.22mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	1d	1	1.23mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	22d	1	1.27mi
27450 Tyrrhenian Dr Menifee, CA	3.0	2.0	1557	$3,000	$1.93	5d	1	1.34mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	22d	1	1.38mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	15d	1	1.40mi
28880 Amersfoot Way Menifee, CA	2.0	2.0	1386	$2,400	$1.73	1d	1	1.42mi
27077 El Rancho Dr Menifee, CA	3.0	2.0	1364	$2,600	$1.91	1d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $199,900 Active 56 DOM
2. 2026-06-17
   days on market $199,900 Active 55 DOM
3. 2026-06-16
   days on market $199,900 Active 54 DOM
4. 2026-06-15
   pricedays on market $199,900 Active 53 DOM
5. 2026-06-13
   days on market $210,000 Active 51 DOM
6. 2026-06-09
   days on market $210,000 Active 47 DOM
7. 2026-06-08
   days on market $210,000 Active 46 DOM
8. 2026-06-07
   days on market $210,000 Active 45 DOM
9. 2026-06-04
   days on market $210,000 Active 42 DOM
10. 2026-06-03
    days on market $210,000 Active 41 DOM
11. 2026-06-02
    days on market $210,000 Active 40 DOM
12. 2026-06-01
    days on market $210,000 Active 39 DOM
13. 2026-05-31
    days on market $210,000 Active 38 DOM
14. 2026-04-23
    listed $210,000 Active 2136-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 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,906
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$5,815
• Taxable income: $4,950
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $6,650/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 · 12 photos

Good 80/100 Cosmetic rehab

This meticulously restored mobile home in Sun City Mobile Home Estates is in excellent condition with good curb appeal and interior finishes. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality
• Both Install new windows — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality ↑
• Both Install new windows — Improves energy efficiency and aesthetics ↑

ⓘ 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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 1% Other Indo-European 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

-4.8% since first listed

2 events — show timeline

• 2026-06-13 Price Changed $199,900 CRMLS
• 2026-04-23 Listed $210,000 CRMLS