39400 Terwilliger Rd · Anza, CA 92539

$199,000

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 7 Days on market

Built 1971 1.19 ac lot Est $309k · 36% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Affordable country living with space, convenience, and opportunity! Mobile home on OWNED land. This spacious 1,368 sq ft home offers 2 bedrooms, 2 bathrooms, plus a BONUS room ideal for guests, a home office, craft room, or additional sleeping area. Recently refreshed with new exterior paint, the property has a clean and inviting feel with plenty of room to make it your own. Located with easy access from the main road, this property combines convenience with the peaceful charm of rural Anza living. A storage container on site adds extra functionality for tools, equipment, or workshop space. With a roomy layout, usable land, and endless potential, this is a great opportunity for buyers seeking affordable space, investment potential, or a relaxing country retreat.

Key facts

• New exterior paint
• Bonus room
• Usable land

Tags

• BONUS ROOM
• NEW EXTERIOR PAINT
• USABLE LAND

Property features AI

Finance

• Other: Zoning: R-R-2 1/2; Parcel number provided; Directions included in listing
• HOA & community: Rural community; valley and mountain/foothill setting

Exterior

• Utilities: Private sewer; Water: see remarks
• Home design: Single-story property; No shared/common walls; Assessor-reported living area and year built
• Construction: Year built source: Assessor
• Exterior features: Rural, foothills and mountainous setting with valley views; No pool

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling
• Interior features: One-level home with main entry; Sun room; Walk-in closet; Bonus room; Living room with a freestanding wood-burning fireplace
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.1% vs local median 3.5% in Anza — 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 45/100 on livability (#1,301 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: schools F, amenities F, commute F.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 155 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $117k; list at $199k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $309,168
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39395 Primrose Valley Rd	0.06mi	2/2.0	1,440 (+5%)	9mo	$210,000	$146	81
59063 Reynolds Way	0.16mi	3/3.0 (+1)	1,452 (+6%)	3mo	$345,000	$238	71
59760 Burnt Vly	0.68mi	3/2.0 (+1)	1,344 (-2%)	4mo	$420,000	$313	57
59551 Reynolds Way	0.57mi	3/2.5 (+1)	1,344 (-2%)	9mo	$199,900	$149	56
59995 Granite Gulley	0.61mi	2/2.0	1,248 (-9%)	3mo	$210,000	$168	54
59420 Reynolds Way	0.46mi	2/2.0	1,440 (+5%)	19mo	$325,000	$226	54
58808 Burnt Valley Ln	0.42mi	3/2.0 (+1)	1,440 (+5%)	16mo	$267,500	$186	54
59580 Burnt Valley Rd	0.60mi	2/2.0	1,200 (-12%)	23mo	$318,000	$265	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $127,128
• Equity at exit: $179,275

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $359,568
• Equity at exit: $386,613

Cash invested: $55,720 (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 92539

• Home prices YoY: 16.5%
• Active inventory: 155
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$164 /mo · $1,962/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $295

Break-even live

Break-even rent $1,633

Max offer price $199,000

Occupancy floor 80%

Sensitivity live

Price	-10% $407	-5% $351	+0% $295	+5% $238	+10% $182
Rent	-10% $136	-5% $215	+0% $295	+5% $374	+10% $453
Rate	-1.0pp $395	-0.5pp $345	base $295	+0.5pp $243	+1.0pp $191

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   listing id $199,000 Active 7 DOM
2. 2026-06-18
   days on market $199,000 Active 7 DOM
3. 2026-06-17
   days on marketlisting id $199,000 Active 6 DOM
4. 2026-06-16
   days on market $199,000 Active 5 DOM
5. 2026-06-15
   days on marketlisting id $199,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $199,000 Active 2 DOM

ⓘ 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: $1,962 · $164/mo
• Projected year-2 tax: $1,962 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,072
• − Mortgage interest: −$11,147
• − Property taxes: −$1,962
• − Insurance: −$995
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$5,789
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,458/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: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Anza

• Score: 45/100
• State rank: #1301
• US rank: #26600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anza, CA
• Population (ZIP): 3,480

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: White 54% Hispanic / Latino 36% Two or more races 16% Asian 8% Native American 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 26% Korean 4% Chinese 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: ▲ 46.58%
• Current HPI: 329.4083
• Rent YoY: —
• Metro: —
• 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

+1226.7% since first listed

15 events — show timeline

• 2026-06-11 Listed $199,000 CRMLS
• 2026-06-11 Listed $199,000 CRMLS
• 2020-03-27 Sold (Public Records) $117,000 Public Records
• 2020-03-18 Listing Removed — CRMLS
• 2020-03-11 Price Changed $100,000 CRMLS
• 2020-02-02 Listed $169,000 CRMLS
• 2018-08-13 Sold (Public Records) $128,000 Public Records
• 2018-08-13 Sold (MLS) $148,000 CRMLS
• 2018-07-10 Pending — CRMLS
• 2018-05-17 Listed $157,000 CRMLS
• 2018-04-09 Listing Removed — CRMLS
• 2017-10-14 Listed $178,000 CRMLS
• 2001-06-19 Listing Removed — CRMLS
• 2000-08-29 Listed $44,900 CRMLS
• 1988-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,962 · +3.2% YoY. Source: county tax records.