777 S Temescal St #53 · Corona, CA 92879

$207,500

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 87 Days on market

Built 1989 $143/sqft · 58% above area

---

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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern 4 bedroom, 2 bath home with an upgraded, calming design and a spacious open layout perfect for everyday living and entertaining. This beautiful home features a custom kitchen with a breakfast nook, large kitchen island, and upgraded vinyl plank flooring throughout. Enjoy the comfort of a cozy fireplace for cold nights and ice cold air conditioning for warm California days. Step outside to a deck, patio, and large yard space with plenty of room for family gatherings, kids, pets, or simply relaxing. There’s also plenty of storage and convenient 3 car covered carport parking. The community offers resort style amenities including a pool, spa, rec center, fitness gym, children’s playground, tot lot, and 24 hour security. With easy park qualifying and space for the whole family, this home offers both comfort and convenience. Home has been well maintained with annual maintenance.

Key facts

• Custom kitchen
• Breakfast nook
• Large kitchen island

Tags

• CUSTOM KITCHEN
• BREAKFAST NOOK
• LARGE KITCHEN ISLAND
• VINYL PLANK FLOORING
• COZY FIREPLACE
• DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $208k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Recommended offer: $195k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.9% in Corona — 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 63/100 on livability (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 85 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 ($92k/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 $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 + 2.8% rent growth), your $58k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $208k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.40% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.37%
• DSCR: 2.00
• GRM: 6.0

CMA / ARV

• ARV (median comp): $131,000
• List price: $207,500
• Delta: 58.40%
• Verdict: OVERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $34,609
• Equity at exit: $30,939

10-year hold

• IRR: 23.4%
• Equity multiple: 2.99×
• Total profit: $115,864
• Equity at exit: $17,941

Cash invested: $58,100 (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 92879

• Rents YoY: 2.8%
• Active inventory: 85
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$1,088
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $1,083

Break-even live

Break-even rent $1,533

Max offer price $207,500

Occupancy floor 58%

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Roosevelt St Corona, CA	3.0	2.0	1272	$3,350	$2.63	11d	1	0.53mi
2130 Almeria St Unit 102 Corona, CA	2.0	2.5	1371	$2,950	$2.15	2d	1	0.59mi
1048 Explanada St #103 Corona, CA	3.0	2.5	1524	$3,495	$2.29	18d	1	0.59mi
2209 Ascot St Corona, CA	3.0	2.5	1318	$2,995	$2.27	44d	1	0.67mi
400 Yellowstone Cir Corona, CA	3.0	2.5	1594	$3,400	$2.13	24d	1	0.67mi
451 Wellesley Dr Corona, CA	1.0–3.0	1.0–3.0	1038	$3,024	$2.91	2d	15	0.70mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$2,576	$2.72	2d	10	0.73mi
620 Silver Spur Way Norco, CA	3.0	2.0	1200	$3,600	$3.00	44d	1	0.73mi
2235 Indigo Hills Dr #6 Corona, CA	2.0	2.0	1380	$2,950	$2.14	44d	1	0.77mi
2225 Collett Ave Corona, CA	1.0–3.0	1.0–2.0	1117	$2,997	$2.68	2d	33	0.78mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,244	$2.15	2d	26	0.82mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	2d	17	0.94mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	44d	1	0.94mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	2d	1	0.96mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	2d	18	1.16mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	4d	1	1.35mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	24d	1	1.38mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	44d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $207,500 Active 87 DOM
2. 2026-06-17
   days on market $207,500 Active 86 DOM
3. 2026-06-16
   days on market $207,500 Active 85 DOM
4. 2026-06-15
   days on market $207,500 Active 84 DOM
5. 2026-06-13
   days on market $207,500 Active 82 DOM
6. 2026-06-13
   pricedays on market $207,500 Active 81 DOM
7. 2026-06-09
   days on market $215,000 Active 78 DOM
8. 2026-06-08
   days on market $215,000 Active 77 DOM
9. 2026-06-07
   days on market $215,000 Active 76 DOM
10. 2026-06-04
    days on market $215,000 Active 73 DOM
11. 2026-06-03
    days on market $215,000 Active 72 DOM
12. 2026-06-02
    days on market $215,000 Active 71 DOM
13. 2026-06-01
    days on market $215,000 Active 70 DOM
14. 2026-05-31
    days on market $215,000 Active 69 DOM
15. 2026-04-07
    price $215,000 904-char remark

    Show marketing remark (904 chars)

    Modern 4 bedroom, 2 bath home with an upgraded, calming design and a spacious open layout perfect for everyday living and entertaining. This beautiful home features a custom kitchen with a breakfast nook, large kitchen island, and upgraded vinyl plank flooring throughout. Enjoy the comfort of a cozy fireplace for cold nights and ice cold air conditioning for warm California days. Step outside to a deck, patio, and large yard space with plenty of room for family gatherings, kids, pets, or simply relaxing. There’s also plenty of storage and convenient 3 car covered carport parking. The community offers resort style amenities including a pool, spa, rec center, fitness gym, children’s playground, tot lot, and 24 hour security. With easy park qualifying and space for the whole family, this home offers both comfort and convenience. Home has been well maintained with annual maintenance.

16. 2026-03-23
    listed $230,000 Active 904-char remark

    Show marketing remark (904 chars)

    Modern 4 bedroom, 2 bath home with an upgraded, calming design and a spacious open layout perfect for everyday living and entertaining. This beautiful home features a custom kitchen with a breakfast nook, large kitchen island, and upgraded vinyl plank flooring throughout. Enjoy the comfort of a cozy fireplace for cold nights and ice cold air conditioning for warm California days. Step outside to a deck, patio, and large yard space with plenty of room for family gatherings, kids, pets, or simply relaxing. There’s also plenty of storage and convenient 3 car covered carport parking. The community offers resort style amenities including a pool, spa, rec center, fitness gym, children’s playground, tot lot, and 24 hour security. With easy park qualifying and space for the whole family, this home offers both comfort and convenience. Home has been well maintained with annual maintenance.

17. 2004-09-10
    historical
18. 2004-08-19
    soldstatus $55,000
19. 2004-07-01
    listed $59,900
20. 2004-06-11
    listed $65,000
21. 2003-06-18
    soldstatus $49,500
22. 2002-11-14
    listed $52,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$1,135/yr (+$95/mo · 256.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 4 d/yr ≥101°F today · 10 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: $34,857
• − Mortgage interest: −$11,623
• − Property taxes: −$442
• − Insurance: −$1,038
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$6,036
• Taxable income: $10,141
• Est. tax owed @ 24.0%: −$2,434
• After-tax cash flow: $10,566/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 49,317
• Household income: $92,229
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2058.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 13% Asian 13% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 2% Romanian 1% Armenian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Tagalog/Filipino 2% Other Indo-European 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: ▼ -395.32%
• Current HPI: 380.3129
• Rent YoY: ▲ 2.77%
• 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

+313.5% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $215,000 CRMLS
• 2026-03-23 Listed $230,000 CRMLS
• 2004-09-10 Listing Removed — CRMLS
• 2004-08-19 Sold (MLS) $55,000 CRMLS
• 2004-07-01 Listed $59,900 CRMLS
• 2004-06-11 Listed $65,000 CRMLS
• 2003-06-18 Sold (MLS) $49,500 CRMLS
• 2002-11-14 Listed $52,000 CRMLS

Property tax history

-1.4%/yr

Latest (2025): $442 · +3.4% YoY. Source: county tax records.