80 E Dawes #97 · Perris, CA 92571

$185,000

3 bd · 2.0 ba · 1,484 sqft · Manufactured · 117 Days on market

Built 1988 Fair condition $125/sqft · 5% above area Est $176k · 5% over

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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 +5.1/15.0
• Rent growth +4.4/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homes with this layout don’t come around often—especially in the highly desirable Park Place all-age community. This spacious residence offers an exceptional floorplan designed for both everyday comfort and effortless entertaining. Step inside to a welcoming front living room filled with natural light, complete with a cozy fireplace that creates the perfect gathering space. The oversized kitchen provides abundant cabinetry and prep space, flowing seamlessly into a generously sized dining area ideal for hosting family and friends. The private primary suite is a true retreat, featuring a walk-in closet and an updated ensuite bath with dual sinks, a separate soaking tub, and a walk-in shower. Two additional versatile bedrooms—perfect for guests, a home office, or hobbies—share a well-appointed full bathroom. Recent improvements make this home truly move-in ready, including fresh interior and exterior paint, brand-new flooring throughout, updated stainless steel range and hood, refinished countertops and bathtubs, upgraded PEX plumbing, a new roof, and a new garage door opener. Direct access to the two-car garage adds everyday convenience. Residents of Park Place enjoy gated entry, a sparkling community pool, and a fenced playground. Ideally located just minutes from the 215 freeway, nearby shopping, and the scenic Lake Perris Recreation Area, this home offers the perfect balance of comfort, convenience, and community. Schedule your private tour today and experience everything this exceptional home has to offer.

Key facts

• 2 garage spots
• Community pool
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.7% in Perris — 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 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Val Verde Unified (suburban): math 28% / reading 44% proficiency, ranked #820 of 1,400 in CA (top 59%) — 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: Rents rising fast (+7.7%/yr); 136 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 42% 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 + 7.7% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.74% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $175,500
• List price: $185,000
• Delta: 5.41%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 E Dawes St #51	0.08mi	3/2.0	1,506 (+2%)	8mo	$165,000	$110	86
80 E Dawes St #174	0.00mi	3/2.0	1,378 (-7%)	14mo	$130,000	$94	77
80 E Dawes St #175	0.08mi	3/2.0	1,554 (+5%)	15mo	$135,000	$87	76
80 E Dawes St #131	0.08mi	3/2.0	1,566 (+6%)	21mo	$182,999	$117	69
80 E Dawes St #138	0.08mi	3/2.0	1,620 (+9%)	19mo	$189,997	$117	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 · 7.69% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.28×
• Total profit: $66,366
• Equity at exit: $27,584

10-year hold

• IRR: 38.9%
• Equity multiple: 5.51×
• Total profit: $233,388
• Equity at exit: $15,995

Cash invested: $51,800 (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 92571

• Home prices YoY: -9.4%
• Rents YoY: 7.7%
• Active inventory: 136
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,216 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $1,262

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 56%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $185,000 Active 117 DOM
2. 2026-06-17
   days on market $185,000 Active 116 DOM
3. 2026-06-16
   days on market $185,000 Active 115 DOM
4. 2026-06-15
   days on market $185,000 Active 114 DOM
5. 2026-06-13
   days on market $185,000 Active 112 DOM
6. 2026-06-09
   days on market $185,000 Active 108 DOM
7. 2026-06-08
   days on market $185,000 Active 107 DOM
8. 2026-06-07
   days on market $185,000 Active 106 DOM
9. 2026-06-04
   days on market $185,000 Active 103 DOM
10. 2026-06-03
    days on market $185,000 Active 102 DOM
11. 2026-06-02
    days on market $185,000 Active 101 DOM
12. 2026-06-01
    days on market $185,000 Active 100 DOM
13. 2026-05-31
    days on market $185,000 Active 99 DOM
14. 2026-02-21
    listed $185,000 Active 1557-char remark

    Show marketing remark (1557 chars)

    Homes with this layout don’t come around often—especially in the highly desirable Park Place all-age community. This spacious residence offers an exceptional floorplan designed for both everyday comfort and effortless entertaining. Step inside to a welcoming front living room filled with natural light, complete with a cozy fireplace that creates the perfect gathering space. The oversized kitchen provides abundant cabinetry and prep space, flowing seamlessly into a generously sized dining area ideal for hosting family and friends. The private primary suite is a true retreat, featuring a walk-in closet and an updated ensuite bath with dual sinks, a separate soaking tub, and a walk-in shower. Two additional versatile bedrooms—perfect for guests, a home office, or hobbies—share a well-appointed full bathroom. Recent improvements make this home truly move-in ready, including fresh interior and exterior paint, brand-new flooring throughout, updated stainless steel range and hood, refinished countertops and bathtubs, upgraded PEX plumbing, a new roof, and a new garage door opener. Direct access to the two-car garage adds everyday convenience. Residents of Park Place enjoy gated entry, a sparkling community pool, and a fenced playground. Ideally located just minutes from the 215 freeway, nearby shopping, and the scenic Lake Perris Recreation Area, this home offers the perfect balance of comfort, convenience, and community. Schedule your private tour today and experience everything this exceptional home has to offer.

15. 2026-02-15
    historical $185,000 1557-char remark

    Show marketing remark (1557 chars)

    Homes with this layout don’t come around often—especially in the highly desirable Park Place all-age community. This spacious residence offers an exceptional floorplan designed for both everyday comfort and effortless entertaining. Step inside to a welcoming front living room filled with natural light, complete with a cozy fireplace that creates the perfect gathering space. The oversized kitchen provides abundant cabinetry and prep space, flowing seamlessly into a generously sized dining area ideal for hosting family and friends. The private primary suite is a true retreat, featuring a walk-in closet and an updated ensuite bath with dual sinks, a separate soaking tub, and a walk-in shower. Two additional versatile bedrooms—perfect for guests, a home office, or hobbies—share a well-appointed full bathroom. Recent improvements make this home truly move-in ready, including fresh interior and exterior paint, brand-new flooring throughout, updated stainless steel range and hood, refinished countertops and bathtubs, upgraded PEX plumbing, a new roof, and a new garage door opener. Direct access to the two-car garage adds everyday convenience. Residents of Park Place enjoy gated entry, a sparkling community pool, and a fenced playground. Ideally located just minutes from the 215 freeway, nearby shopping, and the scenic Lake Perris Recreation Area, this home offers the perfect balance of comfort, convenience, and community. Schedule your private tour today and experience everything this exceptional home has to offer.

16. 2025-02-26
    soldstatus $183,000 Closed Sale 979-char remark

    Show marketing remark (979 chars)

    This fantastic floorplan is rarely up for sale! Now available in the Park Place all-age mobile home park, boasting a super roomy kitchen, an amply sized front living room with a fireplace and lots of natural light and windows, plus a large dining room. The primary bedroom with a walk-in closet has its own bathroom with a new vanity including double sinks, and a separate tub and shower. There is another quite nicely sized bedroom and full bathroom, plus a 3rd bedroom/office. Upgrades: updated painting inside and out, new flooring throughout the whole home, new stainless steel stove and hood, freshly refinished countertops and bathtubs. On top of that a new roof, direct access to the 2-car garage with a new garage door opener, and new water lines (pex) have been replaced! The community of Park Place features a pool and fenced playground, and is gated. Super close to the 215 freeway (1.5 mile), shopping, and the Lake Perris Recreational area. Come take a look today!

17. 2025-02-25
    status Pending Sale 979-char remark

    Show marketing remark (979 chars)

    This fantastic floorplan is rarely up for sale! Now available in the Park Place all-age mobile home park, boasting a super roomy kitchen, an amply sized front living room with a fireplace and lots of natural light and windows, plus a large dining room. The primary bedroom with a walk-in closet has its own bathroom with a new vanity including double sinks, and a separate tub and shower. There is another quite nicely sized bedroom and full bathroom, plus a 3rd bedroom/office. Upgrades: updated painting inside and out, new flooring throughout the whole home, new stainless steel stove and hood, freshly refinished countertops and bathtubs. On top of that a new roof, direct access to the 2-car garage with a new garage door opener, and new water lines (pex) have been replaced! The community of Park Place features a pool and fenced playground, and is gated. Super close to the 215 freeway (1.5 mile), shopping, and the Lake Perris Recreational area. Come take a look today!

18. 2025-01-10
    status Active 979-char remark

    Show marketing remark (979 chars)

    This fantastic floorplan is rarely up for sale! Now available in the Park Place all-age mobile home park, boasting a super roomy kitchen, an amply sized front living room with a fireplace and lots of natural light and windows, plus a large dining room. The primary bedroom with a walk-in closet has its own bathroom with a new vanity including double sinks, and a separate tub and shower. There is another quite nicely sized bedroom and full bathroom, plus a 3rd bedroom/office. Upgrades: updated painting inside and out, new flooring throughout the whole home, new stainless steel stove and hood, freshly refinished countertops and bathtubs. On top of that a new roof, direct access to the 2-car garage with a new garage door opener, and new water lines (pex) have been replaced! The community of Park Place features a pool and fenced playground, and is gated. Super close to the 215 freeway (1.5 mile), shopping, and the Lake Perris Recreational area. Come take a look today!

19. 2025-01-02
    listed $189,997 Active 979-char remark

    Show marketing remark (979 chars)

    This fantastic floorplan is rarely up for sale! Now available in the Park Place all-age mobile home park, boasting a super roomy kitchen, an amply sized front living room with a fireplace and lots of natural light and windows, plus a large dining room. The primary bedroom with a walk-in closet has its own bathroom with a new vanity including double sinks, and a separate tub and shower. There is another quite nicely sized bedroom and full bathroom, plus a 3rd bedroom/office. Upgrades: updated painting inside and out, new flooring throughout the whole home, new stainless steel stove and hood, freshly refinished countertops and bathtubs. On top of that a new roof, direct access to the 2-car garage with a new garage door opener, and new water lines (pex) have been replaced! The community of Park Place features a pool and fenced playground, and is gated. Super close to the 215 freeway (1.5 mile), shopping, and the Lake Perris Recreational area. Come take a look today!

20. 2024-09-05
    price $189,997
21. 2024-07-25
    listed $199,997 Active
22. 2015-10-20
    soldstatus $33,000 Closed Sale
23. 2015-10-10
    status Pending Sale
24. 2015-10-05
    historical Active Under Contract
25. 2015-09-08
    listed $38,500 Active
26. 2005-11-05
    soldstatus $65,000
27. 2005-08-26
    listed $68,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,595
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,088
• − Management: −$3,088
• − Depreciation: −$5,382
• Taxable income: $12,975
• Est. tax owed @ 24.0%: −$3,114
• After-tax cash flow: $12,034/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with light paint wear and some landscaping overgrowth. Painting the exterior and trimming the landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Exterior paint — Light wear
• Minor Landscaping — Some overgrown plants

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Landscaping — Improves curb appeal and attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Light wear	Minor	$500–3,000
Landscaping · Some overgrown plants	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Landscaping — Improves curb appeal and attracts tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Val Verde Unified
• NCES district ID: 0691135
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $57,468
• Composite: 34.45/100
• National rank: #10154
• State rank: #820 of 1400 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 60,096
• Household income: $92,309
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1152.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 18% Black 9% White 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 62% Tagalog/Filipino 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: ▼ -43.87%
• Current HPI: 421.3426
• Rent YoY: ▲ 7.69%
• 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

+170.1% since first listed

14 events — show timeline

• 2026-02-21 Listed $185,000 CRMLS
• 2026-02-15 Coming Soon $185,000 CRMLS
• 2025-02-26 Sold (MLS) $183,000 CRMLS
• 2025-02-25 Pending — CRMLS
• 2025-01-10 Relisted — CRMLS
• 2025-01-02 Listed $189,997 CRMLS
• 2024-09-05 Price Changed $189,997 CRMLS
• 2024-07-25 Listed $199,997 CRMLS
• 2015-10-20 Sold (MLS) $33,000 CRMLS
• 2015-10-10 Pending — CRMLS
• 2015-10-05 Contingent — CRMLS
• 2015-09-08 Listed $38,500 CRMLS
• 2005-11-05 Sold (MLS) $65,000 CRMLS
• 2005-08-26 Listed $68,500 CRMLS