3700 Buchanan St #25 · Riverside, CA 92503

$165,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 9 Days on market

Built 2016 $123/sqft · 22% above area Est $135k · 23% over ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You Can't Miss This One! HUGE PRICE DROP!!! This beautiful 3 bedroom 2 bath 2016 model home with a HANDICAPPED RAMP. This home, set in a luxury, quiet senior community in Riverside could be yours! You must see this gorgeous open floor plan home with a huge kitchen, open to the living area. The kitchens boast lots of cabinet space, an island, and stainless steel appliances! The kitchen sits right off the huge laundry room with a washer and dryer. It has so much room, you could add additional storage if you needed too. The three bedrooms are placed perfectly for privacy. The master is on one end of the home and the two secondary rooms on the other. The master has a huge bathroom with so much storage and space and it has a walk in shower! The secondary full bathroom is located perfectly centered for the two secondary bedrooms! This home is amazing! This home has dual paned windows, central air, central heat, and beautiful upgrades throughout! The lot is easy maintenance, has a huge storage shed and best of all, it has front side by side parking, and a handicapped ramp at the front entrance! You must see this one! This one is priced to sell in this beautiful community!!

Key facts

• Large center island
• Oversized kitchen
• Newer construction

Tags

• NEWER CONSTRUCTION
• OPEN-CONCEPT FLOOR PLAN
• OVERSIZED KITCHEN
• LARGE CENTER ISLAND
• ABUNDANT CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 16.2% 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 3d 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 38% 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.38%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (median comp): $134,648
• List price: $165,000
• Delta: 33.61%
• 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
3700 Buchanan St #98	0.00mi	3/2.0	1,344 (0%)	2mo	$120,000	$89	99
3700 Buchanan St #105	0.00mi	2/2.0 (-1)	1,344 (0%)	1mo	$86,000	$64	94
3500 Buchanan #103	0.16mi	3/2.0	1,344 (0%)	1mo	$139,900	$104	92
3500 Buchanan #73	0.16mi	2/2.0 (-1)	1,344 (0%)	2mo	$71,111	$53	86
3700 Buchanan St #28	0.00mi	3/2.0	1,440 (+7%)	4mo	$80,000	$56	85
3663 Buchanan #112	0.32mi	3/2.0	1,344 (0%)	1mo	$169,000	$126	85
3700 Buchanan St #108	0.00mi	3/2.0	1,456 (+8%)	3mo	$189,900	$130	84
3500 Buchanan St #230	0.16mi	2/2.0 (-1)	1,356 (+1%)	3mo	$173,000	$128	84
3700 Buchanan St #132	0.00mi	2/2.0 (-1)	1,440 (+7%)	2mo	$158,000	$110	81
3500 Buchanan St #30	0.16mi	3/2.0	1,440 (+7%)	4mo	$81,095	$56	78
3500 Buchanan St #21	0.27mi	2/2.0 (-1)	1,440 (+7%)	3mo	$87,500	$61	68
3500 Buchanan St #128	0.20mi	2/2.0 (-1)	1,488 (+11%)	3mo	$72,000	$48	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: 31.4%
• Equity multiple: 2.33×
• Total profit: $61,259
• Equity at exit: $24,602

10-year hold

• IRR: 38.8%
• Equity multiple: 4.68×
• Total profit: $170,184
• Equity at exit: $14,266

Cash invested: $46,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $3,035 high
• Mortgage (P&I): −$865
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,362

Break-even live

Break-even rent $1,311

Max offer price $165,000

Occupancy floor 50%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	4d	1	0.65mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	44d	1	0.67mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	17d	1	0.67mi
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	2d	31	0.88mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	2d	18	1.03mi
11520 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.0	851	$2,634	$3.09	2d	7	1.15mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	44d	1	1.17mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$4,383	$4.30	2d	21	1.20mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	44d	1	1.26mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	2d	17	1.27mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	2d	1	1.32mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	44d	1	1.33mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	4d	1	1.35mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,998	$2.87	2d	26	1.38mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$3,090	$3.27	2d	10	1.45mi
2225 Collett Ave Corona, CA	1.0–3.0	1.0–2.0	1117	$3,640	$3.26	2d	33	1.46mi
2235 Indigo Hills Dr #6 Corona, CA	2.0	2.0	1380	$2,950	$2.14	44d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 9 DOM
2. 2026-06-17
   days on market $165,000 Active 8 DOM
3. 2026-06-16
   days on market $165,000 Active 7 DOM
4. 2026-06-15
   days on market $165,000 Active 6 DOM
5. 2026-06-13
   days on market $165,000 Active 4 DOM
6. 2026-06-13
   days on market $165,000 Active 3 DOM
7. 2026-06-10
   pricedays on marketlisting id $165,000 Active 1 DOM
8. 2026-06-07
   days on market $179,900 Active 172 DOM
9. 2026-06-04
   days on market $179,900 Active 169 DOM
10. 2026-06-03
    days on market $179,900 Active 168 DOM
11. 2026-06-02
    days on market $179,900 Active 167 DOM
12. 2026-06-01
    days on market $179,900 Active 166 DOM
13. 2026-05-31
    days on market $179,900 Active 165 DOM
14. 2026-05-06
    status Active 1195-char remark

    Show marketing remark (1195 chars)

    You Can't Miss This One! HUGE PRICE DROP!!! This beautiful 3 bedroom 2 bath 2016 model home with a HANDICAPPED RAMP. This home, set in a luxury, quiet senior community in Riverside could be yours! You must see this gorgeous open floor plan home with a huge kitchen, open to the living area. The kitchens boast lots of cabinet space, an island, and stainless steel appliances! The kitchen sits right off the huge laundry room with a washer and dryer. It has so much room, you could add additional storage if you needed too. The three bedrooms are placed perfectly for privacy. The master is on one end of the home and the two secondary rooms on the other. The master has a huge bathroom with so much storage and space and it has a walk in shower! The secondary full bathroom is located perfectly centered for the two secondary bedrooms! This home is amazing! This home has dual paned windows, central air, central heat, and beautiful upgrades throughout! The lot is easy maintenance, has a huge storage shed and best of all, it has front side by side parking, and a handicapped ramp at the front entrance! You must see this one! This one is priced to sell in this beautiful community!!

15. 2026-04-29
    status Pending Sale 1195-char remark

    Show marketing remark (1195 chars)

    You Can't Miss This One! HUGE PRICE DROP!!! This beautiful 3 bedroom 2 bath 2016 model home with a HANDICAPPED RAMP. This home, set in a luxury, quiet senior community in Riverside could be yours! You must see this gorgeous open floor plan home with a huge kitchen, open to the living area. The kitchens boast lots of cabinet space, an island, and stainless steel appliances! The kitchen sits right off the huge laundry room with a washer and dryer. It has so much room, you could add additional storage if you needed too. The three bedrooms are placed perfectly for privacy. The master is on one end of the home and the two secondary rooms on the other. The master has a huge bathroom with so much storage and space and it has a walk in shower! The secondary full bathroom is located perfectly centered for the two secondary bedrooms! This home is amazing! This home has dual paned windows, central air, central heat, and beautiful upgrades throughout! The lot is easy maintenance, has a huge storage shed and best of all, it has front side by side parking, and a handicapped ramp at the front entrance! You must see this one! This one is priced to sell in this beautiful community!!

16. 2026-04-23
    price $179,900 1195-char remark

    Show marketing remark (1195 chars)

    You Can't Miss This One! HUGE PRICE DROP!!! This beautiful 3 bedroom 2 bath 2016 model home with a HANDICAPPED RAMP. This home, set in a luxury, quiet senior community in Riverside could be yours! You must see this gorgeous open floor plan home with a huge kitchen, open to the living area. The kitchens boast lots of cabinet space, an island, and stainless steel appliances! The kitchen sits right off the huge laundry room with a washer and dryer. It has so much room, you could add additional storage if you needed too. The three bedrooms are placed perfectly for privacy. The master is on one end of the home and the two secondary rooms on the other. The master has a huge bathroom with so much storage and space and it has a walk in shower! The secondary full bathroom is located perfectly centered for the two secondary bedrooms! This home is amazing! This home has dual paned windows, central air, central heat, and beautiful upgrades throughout! The lot is easy maintenance, has a huge storage shed and best of all, it has front side by side parking, and a handicapped ramp at the front entrance! You must see this one! This one is priced to sell in this beautiful community!!

17. 2026-02-04
    price $184,500 1195-char remark

    Show marketing remark (1195 chars)

    You Can't Miss This One! HUGE PRICE DROP!!! This beautiful 3 bedroom 2 bath 2016 model home with a HANDICAPPED RAMP. This home, set in a luxury, quiet senior community in Riverside could be yours! You must see this gorgeous open floor plan home with a huge kitchen, open to the living area. The kitchens boast lots of cabinet space, an island, and stainless steel appliances! The kitchen sits right off the huge laundry room with a washer and dryer. It has so much room, you could add additional storage if you needed too. The three bedrooms are placed perfectly for privacy. The master is on one end of the home and the two secondary rooms on the other. The master has a huge bathroom with so much storage and space and it has a walk in shower! The secondary full bathroom is located perfectly centered for the two secondary bedrooms! This home is amazing! This home has dual paned windows, central air, central heat, and beautiful upgrades throughout! The lot is easy maintenance, has a huge storage shed and best of all, it has front side by side parking, and a handicapped ramp at the front entrance! You must see this one! This one is priced to sell in this beautiful community!!

18. 2025-12-10
    listed $194,500 Active 1195-char remark

    Show marketing remark (1195 chars)

    You Can't Miss This One! HUGE PRICE DROP!!! This beautiful 3 bedroom 2 bath 2016 model home with a HANDICAPPED RAMP. This home, set in a luxury, quiet senior community in Riverside could be yours! You must see this gorgeous open floor plan home with a huge kitchen, open to the living area. The kitchens boast lots of cabinet space, an island, and stainless steel appliances! The kitchen sits right off the huge laundry room with a washer and dryer. It has so much room, you could add additional storage if you needed too. The three bedrooms are placed perfectly for privacy. The master is on one end of the home and the two secondary rooms on the other. The master has a huge bathroom with so much storage and space and it has a walk in shower! The secondary full bathroom is located perfectly centered for the two secondary bedrooms! This home is amazing! This home has dual paned windows, central air, central heat, and beautiful upgrades throughout! The lot is easy maintenance, has a huge storage shed and best of all, it has front side by side parking, and a handicapped ramp at the front entrance! You must see this one! This one is priced to sell in this beautiful community!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,216 · $101/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$38/yr (+$3/mo · 3.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 17 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: $36,418
• − Mortgage interest: −$9,243
• − Property taxes: −$1,216
• − Insurance: −$825
• − Repairs & maintenance: −$2,913
• − Management: −$2,913
• − Depreciation: −$4,800
• Taxable income: $14,508
• Est. tax owed @ 24.0%: −$3,482
• After-tax cash flow: $12,864/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

-7.5% since first listed

5 events — show timeline

• 2026-05-06 Relisted — CRMLS
• 2026-04-29 Pending — CRMLS
• 2026-04-23 Price Changed $179,900 CRMLS
• 2026-02-04 Price Changed $184,500 CRMLS
• 2025-12-10 Listed $194,500 CRMLS

Property tax history

+11.0%/yr

Latest (2025): $1,216 · +3.4% YoY. Source: county tax records.