6154 Mission Blvd #66 · Jurupa Valley, CA 92509

$144,900

2 bd · 1.0 ba · 507 sqft · Manufactured · 2 Days on market

Built 2025 Fair condition

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Why this score? — see what drove the C+ 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the city of Jurupa Valley, this 2026 Silvercrest home is a two-bedroom and one-bathroom with 9' sidewalls and flat ceilings. The home features laminate flooring and recessed can lighting throughout, and the rooms are prepped for ceiling fans. The kitchen has stainless steel appliances, a stackable washer and dryer hook-ups, quartz countertops, and a ceramic white tile backsplash. This is a must-see; do not miss this opportunity.

Key facts

• Quartz countertops
• Laminate flooring
• Built 2025

Tags

• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• CERAMIC WHITE TILE BACKSPLASH
• LAMINATE FLOORING
• RECESSED CAN LIGHTING

Property features AI

Finance

• Other: Land lease amount applies
• Financial info: Land lease required
• HOA & community: Street lighting; Storm drains; Sidewalks; Suburban community; Manager approval required for residency; Breed restrictions for pets

Exterior

• Parking: Located in Bel Aire mobile home park
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Front entry; Mobile home model BD-83; Mobile home remains on site; Two or more access exits
• Construction: Built by builder (year built source: Builder); Pillar/post/pier foundation; Raised foundation with pier jacks
• Exterior features: Shingle roof; No fencing; No pool

Interior

• Kitchen: Microwave; Refrigerator; Gas range; Dishwasher; Quartz counters
• Bedrooms: All bedrooms located on the ground level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Quartz counters; High ceilings (9 feet+); All bedrooms on main level
• Laundry & utility: Indoor laundry; Washer hookup; Gas dryer hookup; Stackable laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.0% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rustic Lane Elementary (541 students, 86% FRL); Mission Middle (694 students, 89% FRL); Rubidoux High (1,407 students, 90% FRL) — zoned schools average 88% FRL vs 64% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $144,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,820
• Equity at exit: $21,605

10-year hold

• IRR: 9.1%
• Equity multiple: 1.64×
• Total profit: $26,039
• Equity at exit: $12,528

Cash invested: $40,572 (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 92509

• Rents YoY: 1.3%
• Active inventory: 201
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $445

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 71%

Sensitivity live

Price	-10% $545	-5% $495	+0% $445	+5% $395	+10% $345
Rent	-10% $300	-5% $373	+0% $445	+5% $517	+10% $589
Rate	-1.0pp $518	-0.5pp $482	base $445	+0.5pp $407	+1.0pp $369

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5943 Limonite Ave Unit C Jurupa Valley, CA	1.0	1.0	720	$1,750	$2.43	45d	1	0.74mi
5943 Limonite Ave Unit D Riverside, CA	1.0	1.0	700	$1,650	$2.36	26d	1	0.74mi
5748 Tilton Ave Unit TA107 Riverside, CA	1.0	1.0	550	$1,400	$2.55	5d	1	0.82mi
5748 Tilton Ave Unit TA108 Riverside, CA	1.0	1.0	550	$1,400	$2.55	7d	1	0.82mi
5618 Tilton Ave Riverside, CA	1.0	1.0	526	$1,555	$2.96	45d	1	1.02mi
3587 Wallace St Apt 3 Riverside, CA	1.0	1.0	600	$1,550	$2.58	45d	1	1.42mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $144,900 Active 2 DOM
2. 2026-06-18
   days on market $144,900 Coming Soon 8 DOM
3. 2026-06-17
   days on market $144,900 Coming Soon 7 DOM
4. 2026-06-16
   days on market $144,900 Coming Soon 6 DOM
5. 2026-06-15
   days on market $144,900 Coming Soon 5 DOM
6. 2026-06-13
   days on market $144,900 Coming Soon 3 DOM
7. 2026-06-13
   remarks 443-char remark
8. 2026-06-13
   listed $144,900 Coming Soon 2 DOM

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,968
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$4,215
• Taxable income: $3,223
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $4,565/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 · 2 photos

Fair 45/100 Moderate rehab

This 2026 Silvercrest manufactured home requires moderate repairs to the roof and exterior siding, but is otherwise in good condition. Painting the exterior and maintaining the landscaping would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear visible in aerial view
• Moderate exterior siding — Some discoloration

Value-add opportunities

• Both Paint exterior siding — Improves curb appeal and value
• Both Landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear visible in aerial view	Major	$15,000–50,000
exterior siding · Some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Paint exterior siding — Improves curb appeal and value ↑
• Both Landscaping — Enhances curb appeal and rental 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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

1 event — show timeline

• 2026-06-10 Coming Soon $144,900 CRMLS