139 N Palomar · San Jacinto, CA 92582

$180,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 145 Days on market

Built 1974 6,970 sqft lot $134/sqft · 20% below area Est $224k · 20% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the A- 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 +27.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Owned Land Buyer to verify all information. Information deemed reliable but not guaranteed.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.8% in San Jacinto — 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 (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 127 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 D-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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $224,000
• List price: $180,000
• Delta: -19.64%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N La Paloma Ave	0.09mi	2/2.0	1,440 (+7%)	6mo	$224,000	$156	79
207 Flora Vista St	0.28mi	3/2.0 (+1)	1,340 (-0%)	16mo	$229,850	$172	68
350 Potrero St	0.30mi	2/2.0	1,344 (0%)	24mo	$227,000	$169	66
253 N Palomar Ave	0.16mi	2/2.0	1,248 (-7%)	22mo	$250,000	$200	63
562 Potrero St	0.44mi	2/2.0	1,344 (0%)	23mo	$195,000	$145	60
328 Pepperwood St	0.72mi	2/2.0	1,344 (0%)	8mo	$318,000	$237	60
750 Porterfield Dr	0.50mi	2/2.0	1,344 (0%)	22mo	$314,000	$234	59
222 Lori Ann St	0.63mi	3/2.0 (+1)	1,350 (+0%)	11mo	$299,000	$221	56
927 Marcy	0.38mi	3/2.0 (+1)	1,500 (+12%)	3mo	$402,900	$269	56
242 Lori Ann St	0.64mi	2/2.0	1,344 (0%)	22mo	$345,000	$257	52
204 Flora Vista St	0.25mi	3/2.0 (+1)	1,200 (-11%)	24mo	$279,000	$233	46
913 S Grand Ave #155	0.73mi	3/2.0 (+1)	1,344 (0%)	22mo	$145,000	$108	43

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: 33.8%
• Equity multiple: 3.63×
• Total profit: $132,560
• Equity at exit: $162,158

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $363,286
• Equity at exit: $349,700

Cash invested: $50,400 (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 92582

• Home prices YoY: 7.1%
• Active inventory: 127
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$944
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$75
• HOA: −$50
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $542

Break-even live

Break-even rent $1,557

Max offer price $180,000

Occupancy floor 71%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 N Palomar Ave San Jacinto, CA	2.0	2.0	1368	$1,152	$0.84	24d	1	0.08mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	15d	1	0.30mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	2d	1	0.42mi
1066 Birch Ln San Jacinto, CA	3.0	2.0	1785	$2,600	$1.46	5d	1	0.46mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	43d	1	0.55mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	43d	1	0.57mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	43d	1	0.71mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	43d	1	0.80mi
1311 Heritage Ranch Rd San Jacinto, CA	2.0	1.5	900	$1,750	$1.94	43d	1	1.05mi
1318 Bushy Tail Trl San Jacinto, CA	2.0	2.0	1040	$1,750	$1.68	24d	1	1.08mi
1344 Sierra Seneca Dr San Jacinto, CA	2.0	2.0	1100	$2,000	$1.82	5d	1	1.10mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	24d	1	1.11mi
1559 Park Meadows Dr San Jacinto, CA	3.0	2.0	1644	$2,675	$1.63	43d	1	1.12mi
1397 Bushy Tail Trl San Jacinto, CA	2.0	2.0	937	$1,795	$1.92	43d	1	1.17mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	1d	2	1.24mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.28mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.28mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.28mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.29mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.31mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	1d	1	1.32mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	1.32mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	24d	1	1.34mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	24d	1	1.34mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.38mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	1.39mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	1.40mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	1d	1	1.46mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 145 DOM
2. 2026-06-17
   days on market $180,000 Active 144 DOM
3. 2026-06-16
   days on market $180,000 Active 143 DOM
4. 2026-06-15
   days on market $180,000 Active 142 DOM
5. 2026-06-13
   days on market $180,000 Active 140 DOM
6. 2026-06-13
   days on market $180,000 Active 139 DOM
7. 2026-06-09
   days on market $180,000 Active 136 DOM
8. 2026-06-08
   days on market $180,000 Active 135 DOM
9. 2026-06-07
   days on market $180,000 Active 134 DOM
10. 2026-06-04
    days on market $180,000 Active 131 DOM
11. 2026-06-03
    days on market $180,000 Active 130 DOM
12. 2026-06-02
    days on market $180,000 Active 129 DOM
13. 2026-06-01
    days on market $180,000 Active 128 DOM
14. 2026-05-31
    days on market $180,000 Active 127 DOM
15. 2026-01-24
    listed $180,000 Active 93-char remark

    Show marketing remark (93 chars)

    Owned Land Buyer to verify all information. Information deemed reliable but not guaranteed.

16. 2023-03-22
    soldstatus $155,000 Closed Sale 330-char remark

    Show marketing remark (330 chars)

    Manufactured home in a cul-de-sac. Located in the 55+ community of Cottonwood Estates . Two bedroom. Two bathrooms. New carpet. Spacious open kitchen to famiy room. Formal dining area with built-in hutch cabinet. One of the lowest HOA fees in the area. You own the land. Home built in 1974 will not qualify for standard financing.

17. 2023-03-22
    soldstatus $75,000

    Show marketing remark (330 chars)

    Manufactured home in a cul-de-sac. Located in the 55+ community of Cottonwood Estates . Two bedroom. Two bathrooms. New carpet. Spacious open kitchen to famiy room. Formal dining area with built-in hutch cabinet. One of the lowest HOA fees in the area. You own the land. Home built in 1974 will not qualify for standard financing.

18. 2023-03-14
    status Pending Sale 330-char remark

    Show marketing remark (330 chars)

    Manufactured home in a cul-de-sac. Located in the 55+ community of Cottonwood Estates . Two bedroom. Two bathrooms. New carpet. Spacious open kitchen to famiy room. Formal dining area with built-in hutch cabinet. One of the lowest HOA fees in the area. You own the land. Home built in 1974 will not qualify for standard financing.

19. 2023-03-08
    listed $164,900 Active 330-char remark

    Show marketing remark (330 chars)

    Manufactured home in a cul-de-sac. Located in the 55+ community of Cottonwood Estates . Two bedroom. Two bathrooms. New carpet. Spacious open kitchen to famiy room. Formal dining area with built-in hutch cabinet. One of the lowest HOA fees in the area. You own the land. Home built in 1974 will not qualify for standard financing.

20. 2009-03-25
    soldstatus $59,000

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $1,930 · $161/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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,909
• − Mortgage interest: −$10,083
• − Property taxes: −$1,930
• − Insurance: −$900
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − HOA: −$600
• − Depreciation: −$5,236
• Taxable income: $3,854
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $5,576/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• City population: 33,778
• Population (ZIP): 22,732

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 22% White 19% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 49% Tagalog/Filipino 1% Vietnamese 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: ▲ 26.05%
• Current HPI: 393.657
• 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

+205.1% since first listed

6 events — show timeline

• 2026-01-24 Listed $180,000 CRMLS
• 2023-03-22 Sold (Public Records) $75,000 Public Records
• 2023-03-22 Sold (MLS) $155,000 CRMLS
• 2023-03-14 Pending — CRMLS
• 2023-03-08 Listed $164,900 CRMLS
• 2009-03-25 Sold (Public Records) $59,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,930 · +6.2% YoY. Source: county tax records.