26734 Peach #112 · Meadowbrook, CA 92570

$50,777

1 bd · 1.0 ba · 500 sqft · Manufactured · 128 Days on market

Built 1994 2,400 sqft lot ↓ 30% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Meadowbrook RV Park, Home of One of Lowest Space Rents in the County! This 55+ Membership Community Offers a Fishing Pond, Community Center, Laundry Room, Shower Room, and Many Senior Activities. This home is Ready for a New Owner to Make it their Own, this Home sits on the Perfect Lot that backs up to a Beautiful Green Belt with Plenty of Trees Great for Walks and Shade. Unique Features Include a Patio, a Shed, Plenty of Trees, and Private Setting. Don't miss out on this Great Opportunity!

Key facts

• Shed
• Community center
• Fishing pond

Tags

• FISHING POND
• COMMUNITY CENTER
• LAUNDRY ROOM
• SHOWER ROOM
• PATIO
• SHED

Property features AI

Finance

• Other: Lot size estimated; lot characterized as 0–1 unit/acre; Living area reported as estimated
• HOA & community: Senior community; Street lighting in community; Land lease of approximately $262 per month (park-managed); water included in rent

Exterior

• Parking: Located in MeadowBrook park
• Utilities: Standard electric service; Community septic system; Public/District water (water connected)
• Home design: Single-story home; Mobile home remains on the property; Mobile dimensions approximately 42' x 10'
• Construction: Year built reported by builder
• Exterior features: No pool

Interior

• Kitchen: Gas cooktop
• Bedrooms: All bedrooms located down/on main level
• Bathrooms: 1 full bathroom
• Interior features: All bedrooms on main level; Entry at street level
• Laundry & utility: On-site laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $51k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $51k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,278 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, crime D, schools F.
• Perris Union High (suburban): math 21% / reading 48% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 205 active listings in the ZIP; 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 $351 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (27%) 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 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,683 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 3.77% ✓
• Cap rate: 33.72%
• Cash-on-cash: 97.95%
• DSCR: 5.36
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 99.0%
• Equity multiple: 5.62×
• Total profit: $65,715
• Equity at exit: $7,571

10-year hold

• IRR: —
• Equity multiple: 11.73×
• Total profit: $152,517
• Equity at exit: $4,390

Cash invested: $14,218 (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 92570

• Home prices YoY: -11.8%
• Active inventory: 205
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$266
• Tax est. 1.5%: −$63 /mo · $762/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,161

Break-even live

Break-even rent $444

Max offer price $50,777

Occupancy floor 34%

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: $12,694
• Closing costs: $1,523
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $50,777 Active 128 DOM
2. 2026-06-18
   price $50,777 Active 127 DOM
3. 2026-06-17
   days on market $70,000 Active 127 DOM
4. 2026-06-16
   days on market $70,000 Active 126 DOM
5. 2026-06-15
   days on market $70,000 Active 125 DOM
6. 2026-06-13
   days on market $70,000 Active 123 DOM
7. 2026-06-13
   days on market $70,000 Active 122 DOM
8. 2026-06-09
   days on market $70,000 Active 119 DOM
9. 2026-06-08
   days on market $70,000 Active 118 DOM
10. 2026-06-07
    days on market $70,000 Active 117 DOM
11. 2026-06-04
    days on market $70,000 Active 114 DOM
12. 2026-06-03
    days on market $70,000 Active 113 DOM
13. 2026-06-02
    days on market $70,000 Active 112 DOM
14. 2026-06-01
    days on market $70,000 Active 111 DOM
15. 2026-05-31
    days on market $70,000 Active 110 DOM
16. 2026-02-10
    listed $70,000 Active
17. 2025-12-31
    historical
18. 2025-11-19
    price $70,000
19. 2025-05-21
    listed $99,777 Active

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 5 d/yr ≥104°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,958
• − Mortgage interest: −$2,844
• − Property taxes: −$762
• − Insurance: −$254
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$1,477
• Taxable income: $13,948
• Est. tax owed @ 24.0%: −$3,348
• After-tax cash flow: $10,579/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: Perris Union High
• NCES district ID: 0630210
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $49,210
• Composite: 29.75/100
• National rank: #6439
• State rank: #282 of 517 in CA

Livability — Meadowbrook

• Score: 46/100
• State rank: #1278
• US rank: #26467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadowbrook, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 58,082
• Household income: $79,393
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1140.0

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 (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 15% White 14% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Lithuanian 1% Italian 0%
• Foreign-born: 32% · Canada
• Languages at home: 33% English-only · Spanish 65% Tagalog/Filipino 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: ▼ -61.72%
• Current HPI: 460.1716
• Rent YoY: —
• 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

-29.8% since first listed

4 events — show timeline

• 2026-02-10 Listed $70,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-11-19 Price Changed $70,000 CRMLS
• 2025-05-21 Listed $99,777 CRMLS