40975 Laredo Trl · Cherry Valley, CA 92223

$249,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 184 Days on market

Built 1974 4,356 sqft lot $174/sqft · 6% below area Est $265k · 6% under $175/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +10.1/15.0
• 1% rule +5.2/10.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

Key facts

• Laminate flooring
• Newer kitchen
• Huge enclosed patio

Tags

• OWN THE LAND
• RESORT STYLE AMENITIES
• NEWER KITCHEN
• NEW WINDOWS
• LAMINATE FLOORING
• HUGE ENCLOSED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.3% in Cherry Valley — 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 50/100 on livability (#1,107 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime D-, amenities 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); 286 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 8.2

CMA / ARV

• ARV (median comp): $265,000
• List price: $249,900
• Delta: -5.70%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10321 Chisholm Trl	0.09mi	2/2.0	1,440 (0%)	6mo	$245,000	$170	90
40972 Cheyenne Trl	0.06mi	2/2.0	1,440 (0%)	11mo	$235,000	$163	88
41238 Cheyenne Trl	0.15mi	2/2.0	1,464 (+2%)	4mo	$220,000	$150	87
40862 Laredo Trl	0.13mi	2/2.0	1,440 (0%)	9mo	$240,000	$167	86
40798 Cheyenne Trl	0.17mi	2/2.0	1,440 (0%)	8mo	$325,000	$226	85
10420 Chisholm Trl	0.15mi	3/2.0 (+1)	1,344 (-7%)	1mo	$195,000	$145	76
10015 Comanche Cir	0.24mi	2/2.0	1,464 (+2%)	13mo	$310,000	$212	75
10165-10165 Frontier Trl	0.25mi	2/2.0	1,344 (-7%)	3mo	$245,000	$182	75
10514 Arapahoe Cir	0.32mi	2/2.0	1,440 (0%)	15mo	$296,000	$206	73
10255 Frontier Trl	0.28mi	2/2.0	1,488 (+3%)	11mo	$292,750	$197	72
40801 Cheyenne Trl	0.15mi	2/2.0	1,624 (+13%)	10mo	$315,000	$194	63
10493 Overland Trl	0.28mi	3/2.0 (+1)	1,640 (+14%)	6mo	$325,000	$198	54

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 · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-30,807
• Equity at exit: $37,261

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-7,638
• Equity at exit: $21,607

Cash invested: $69,972 (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: 286
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$104
• HOA: −$175
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $115

Break-even live

Break-even rent $2,395

Max offer price $249,900

Occupancy floor 90%

Sensitivity live

Price	-10% $257	-5% $186	+0% $115	+5% $45	+10% $-26
Rent	-10% $-85	-5% $15	+0% $115	+5% $216	+10% $316
Rate	-1.0pp $241	-0.5pp $179	base $115	+0.5pp $51	+1.0pp $-15

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9985 Frontier Trl Cherry Valley, CA	2.0	2.0	1056	$2,300	$2.18	18d	1	0.20mi
10770 Deerfield Dr Cherry Valley, CA	3.0	2.0	1628	$2,295	$1.41	0d	1	0.57mi
39670 Grand Ave Cherry Valley, CA	3.0	2.0	1578	$2,595	$1.64	0d	1	1.45mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: poolgym

Listing history 50 events

1. 2026-06-21
   days on market $249,900 Active 184 DOM
2. 2026-06-18
   days on market $249,900 Active 181 DOM
3. 2026-06-17
   days on market $249,900 Active 180 DOM
4. 2026-06-16
   days on market $249,900 Active 179 DOM
5. 2026-06-15
   days on market $249,900 Active 178 DOM
6. 2026-06-13
   days on market $249,900 Active 176 DOM
7. 2026-06-13
   days on market $249,900 Active 175 DOM
8. 2026-06-09
   days on market $249,900 Active 172 DOM
9. 2026-06-08
   days on market $249,900 Active 171 DOM
10. 2026-06-07
    days on market $249,900 Active 170 DOM
11. 2026-06-04
    days on market $249,900 Active 167 DOM
12. 2026-06-03
    days on market $249,900 Active 166 DOM
13. 2026-06-02
    days on market $249,900 Active 165 DOM
14. 2026-06-01
    days on market $249,900 Active 164 DOM
15. 2026-05-31
    days on market $249,900 Active 163 DOM
16. 2026-03-13
    price $249,900 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

17. 2026-02-23
    price $262,000 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

18. 2026-02-07
    price $265,999 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

19. 2026-01-05
    price $269,999 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

20. 2025-12-19
    status Active 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

21. 2025-12-16
    listed $279,999 Active 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

22. 2025-12-16
    historical 721-char remark

    Show marketing remark (721 chars)

    REDUCED. .Welcome to Highland Springs Village. Resort living at its best. 55 plus Community in Cherry Valley where you own the land. Enjoy resort-style amenities. This home has been totally transformed from top to bottom. Newer kitchen, new windows, laminate flooring thru out. New fixtures. This home has a huge enclosed patio perfect for entertaining the family. The carport is a Super size one big enough for 4 cars. This home has a really spacious shed and enclosed yard perfect to have your pets. This home is one of the best for its value . Hurry it will not last. The Community has soo many amenaties for the active person it has a full Gym, walking trails, spacious pool, tennis courts too many amenaties to name.

23. 2025-12-01
    historical
24. 2025-11-18
    price $279,999
25. 2025-11-03
    price $285,000
26. 2025-10-29
    price $295,000
27. 2025-09-02
    listed $315,000 Active
28. 2025-07-03
    soldstatus $175,000 Closed Sale
29. 2025-03-31
    historical Active Under Contract
30. 2025-02-18
    status Pending Sale
31. 2025-02-03
    status Active Under Contract
32. 2025-01-30
    status Active
33. 2025-01-29
    status Active
34. 2023-07-10
    status Active
35. 2023-05-18
    listed $350,000 Active
36. 2022-06-21
    status Pending Sale
37. 2022-06-20
    soldstatus $259,900 Closed Sale
38. 2022-06-20
    soldstatus $260,000
39. 2022-05-22
    historical Active Under Contract
40. 2022-05-13
    listed $259,900 Active
41. 2017-11-30
    soldstatus $174,000 Closed Sale
42. 2017-11-30
    soldstatus $174,000
43. 2017-11-20
    status Pending Sale
44. 2017-11-15
    listed $174,900 Active
45. 2017-10-16
    soldstatus $120,000 Closed Sale
46. 2017-10-16
    soldstatus $60,000
47. 2017-10-03
    status Pending Sale
48. 2017-09-26
    price $135,000
49. 2017-09-12
    price $145,000
50. 2017-09-10
    price $139,000

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,626 · $302/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,491
• − Mortgage interest: −$13,998
• − Property taxes: −$3,626
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$2,100
• − Depreciation: −$7,270
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $2,018/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 — Cherry Valley

• Score: 50/100
• State rank: #1107
• US rank: #25562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherry Valley, CA
• County: Riverside County · 2,287,001 people
• 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

+399.8% since first listed

37 events — show timeline

• 2026-03-13 Price Changed $249,900 CRMLS
• 2026-02-23 Price Changed $262,000 CRMLS
• 2026-02-07 Price Changed $265,999 CRMLS
• 2026-01-05 Price Changed $269,999 CRMLS
• 2025-12-19 Relisted — CRMLS
• 2025-12-16 Listing Removed — CRMLS
• 2025-12-16 Listed $279,999 CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-11-18 Price Changed $279,999 CRMLS
• 2025-11-03 Price Changed $285,000 CRMLS
• 2025-10-29 Price Changed $295,000 CRMLS
• 2025-09-02 Listed $315,000 CRMLS
• 2025-07-03 Sold (MLS) $175,000 CRMLS
• 2025-03-31 Contingent — CRMLS
• 2025-02-18 Pending — CRMLS
• 2025-02-03 Relisted — CRMLS
• 2025-01-30 Relisted — CRMLS
• 2025-01-29 Relisted — CRMLS
• 2023-07-10 Relisted — CRMLS
• 2023-05-18 Listed $350,000 CRMLS
• 2022-06-21 Pending — CRMLS
• 2022-06-20 Sold (Public Records) $260,000 Public Records
• 2022-06-20 Sold (MLS) $259,900 CRMLS
• 2022-05-22 Contingent — CRMLS
• 2022-05-13 Listed $259,900 CRMLS
• 2017-11-30 Sold (Public Records) $174,000 Public Records
• 2017-11-30 Sold (MLS) $174,000 CRMLS
• 2017-11-20 Pending — CRMLS
• 2017-11-15 Listed $174,900 CRMLS
• 2017-10-16 Sold (Public Records) $60,000 Public Records
• 2017-10-16 Sold (MLS) $120,000 CRMLS
• 2017-10-03 Pending — CRMLS
• 2017-09-26 Price Changed $135,000 CRMLS
• 2017-09-12 Price Changed $145,000 CRMLS
• 2017-09-10 Price Changed $139,000 CRMLS
• 2017-08-23 Listed $149,000 CRMLS
• 2004-07-16 Sold (Public Records) $50,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,626 · +1.9% YoY. Source: county tax records.