1444 Michigan #33 · Beaumont, CA 92223

$84,900

2 bd · 1.0 ba · 864 sqft · Manufactured · 85 Days on market

Built 1972 $98/sqft · 18% below area Est $103k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the heart of Beaumont, this all-ages community at County Highlands Mobile Home Park offers a charming single-wide home featuring 2 bedrooms and 1 bathroom. The home includes a spacious living room along with a dining area and kitchen. The lot provides added value with fruit trees, a storage shed, and ample parking on both sides. Residents can enjoy the amenities of this gated community, including a pool, clubhouse, and basketball court. Conveniently located with easy access to schools, freeways, and shopping.

Key facts

• Kitchen
• Ample parking
• Dining area

Tags

• SPACIOUS LIVING ROOM
• DINING AREA
• KITCHEN
• FRUIT TREES
• STORAGE SHED
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

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 $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 3.5% in Beaumont — 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 64/100 on livability (#429 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 276 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $587 of loan paydown is wiped out by about $3k 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 + 3.9% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $85k implies a 1032% gain — meaningful room to come down on a strong offer.

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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.62% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.26%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $103,330
• List price: $84,900
• Delta: -17.84%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: 58.9%
• Equity multiple: 3.65×
• Total profit: $62,962
• Equity at exit: $12,659

10-year hold

• IRR: 64.0%
• Equity multiple: 7.70×
• Total profit: $159,258
• Equity at exit: $7,341

Cash invested: $23,772 (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 92223

• Rents YoY: 3.9%
• Active inventory: 276
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,174

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 42%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Orange Ave Beaumont, CA	1.0	1.0	840	$1,975	$2.35	24d	1	0.77mi
974 Edgar Ave Beaumont, CA	2.0	1.5	900	$2,400	$2.67	10d	1	1.10mi
876 Wellwood Ave Unit 878 Beaumont, CA	2.0	1.0	850	$1,725	$2.03	10d	1	1.29mi
864 Wellwood Ave Unit 4 Beaumont, CA	2.0	1.0	850	$2,200	$2.59	19d	1	1.31mi
845 E 6th St Unit 16 Beaumont, CA	1.0	1.0	555	$1,395	$2.51	24d	1	1.32mi
845 E Sixth St Beaumont, CA	1.0	1.0	555	$1,395	$2.51	43d	1	1.32mi
1498 E 6th St Unit 4 Beaumont, CA	1.0	1.0	675	$1,500	$2.22	18d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 85 DOM
2. 2026-06-17
   days on market $84,900 Active 84 DOM
3. 2026-06-16
   days on market $84,900 Active 83 DOM
4. 2026-06-15
   days on market $84,900 Active 82 DOM
5. 2026-06-13
   days on market $84,900 Active 80 DOM
6. 2026-06-13
   days on market $84,900 Active 79 DOM
7. 2026-06-09
   days on market $84,900 Active 76 DOM
8. 2026-06-08
   days on market $84,900 Active 75 DOM
9. 2026-06-07
   days on market $84,900 Active 74 DOM
10. 2026-06-04
    days on market $84,900 Active 71 DOM
11. 2026-06-03
    days on market $84,900 Active 70 DOM
12. 2026-06-02
    days on market $84,900 Active 69 DOM
13. 2026-06-01
    days on market $84,900 Active 68 DOM
14. 2026-05-31
    days on market $84,900 Active 67 DOM
15. 2026-04-07
    price $84,900 526-char remark

    Show marketing remark (526 chars)

    Situated in the heart of Beaumont, this all-ages community at County Highlands Mobile Home Park offers a charming single-wide home featuring 2 bedrooms and 1 bathroom. The home includes a spacious living room along with a dining area and kitchen. The lot provides added value with fruit trees, a storage shed, and ample parking on both sides. Residents can enjoy the amenities of this gated community, including a pool, clubhouse, and basketball court. Conveniently located with easy access to schools, freeways, and shopping.

16. 2026-03-25
    listed $94,900 Active 526-char remark

    Show marketing remark (526 chars)

    Situated in the heart of Beaumont, this all-ages community at County Highlands Mobile Home Park offers a charming single-wide home featuring 2 bedrooms and 1 bathroom. The home includes a spacious living room along with a dining area and kitchen. The lot provides added value with fruit trees, a storage shed, and ample parking on both sides. Residents can enjoy the amenities of this gated community, including a pool, clubhouse, and basketball court. Conveniently located with easy access to schools, freeways, and shopping.

17. 2007-06-06
    soldstatus $7,500 Closed Sale 289-char remark

    Show marketing remark (289 chars)

    Affordable living for the first time home buyer. This is a good starter home in a family park that is close to schools and shopping. All appliances stay with home. This home has a large lot that is fenced. To be sold in its current and present condition. With a little TLC, call this home.

18. 2007-04-26
    historical 289-char remark

    Show marketing remark (289 chars)

    Affordable living for the first time home buyer. This is a good starter home in a family park that is close to schools and shopping. All appliances stay with home. This home has a large lot that is fenced. To be sold in its current and present condition. With a little TLC, call this home.

19. 2007-04-24
    listed $9,500 289-char remark

    Show marketing remark (289 chars)

    Affordable living for the first time home buyer. This is a good starter home in a family park that is close to schools and shopping. All appliances stay with home. This home has a large lot that is fenced. To be sold in its current and present condition. With a little TLC, call this home.

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,743
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$2,470
• Taxable income: $13,541
• Est. tax owed @ 24.0%: −$3,250
• After-tax cash flow: $10,837/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Beaumont

• Score: 64/100
• State rank: #429
• US rank: #14526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaumont, CA
• County: Riverside County · 2,287,001 people
• City population: 63,833
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 63,833
• Household income: $102,761
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1096.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 45% White 37% Two or more races 16% Black 8% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 70% English-only · Spanish 23% Tagalog/Filipino 2% Chinese 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: ▼ -395.13%
• Current HPI: 373.4608
• Rent YoY: ▲ 3.85%
• 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

+793.7% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $84,900 CRMLS
• 2026-03-25 Listed $94,900 CRMLS
• 2007-06-06 Sold (MLS) $7,500 CRMLS
• 2007-04-26 Listing Removed — CRMLS
• 2007-04-24 Listed $9,500 CRMLS