1560 Sir Damas #159 · Riverside, CA 92507

$149,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 61 Days on market

Built 1970 $107/sqft · 9% below area Est $165k · 9% 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 +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled mobile home offering 3 bedrooms and 2 bathrooms. The stunning kitchen features granite countertops, a doble oven and a cooktop perfect for everyday living and entertaining. Wood flooring flows throughout the home, adding warmth and elegance. This move-in ready property is a must see to truly appreciate. Schedule your appointment today and fall in love with the perfect place to call home.

Key facts

• 3 parking spots
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 156 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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 $4k 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 + 0.5% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1970 — 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. Crime grade is F 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?
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: 1.66% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.62%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $165,000
• List price: $149,900
• Delta: -9.15%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 Massachussetts Ave #94	0.10mi	3/2.0	1,300 (-7%)	0mo	$185,000	$142	83
79 Round Table Dr	0.04mi	2/2.0 (-1)	1,344 (-4%)	16mo	$110,000	$82	73
1560 Massachusetts Ave #138	0.14mi	3/2.0	1,440 (+3%)	20mo	$179,900	$125	72
98 Sir Galahad Dr	0.02mi	3/2.0	1,248 (-11%)	13mo	$159,900	$128	70
168 Sir Gawaine	0.30mi	4/2.0 (+1)	1,499 (+7%)	6mo	$165,000	$110	65
2595 Atlanta Ave #19	0.22mi	3/2.0	1,344 (-4%)	24mo	$190,000	$141	63
2595 Atlanta #33	0.22mi	3/2.0	1,344 (-4%)	24mo	$220,000	$164	63
2 Round Table Dr	0.08mi	2/2.0 (-1)	1,224 (-13%)	18mo	$121,000	$99	55

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.69×
• Total profit: $29,013
• Equity at exit: $22,351

10-year hold

• IRR: 24.3%
• Equity multiple: 2.86×
• Total profit: $78,196
• Equity at exit: $12,961

Cash invested: $41,972 (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 92507

• Rents YoY: 0.5%
• Active inventory: 156
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $931

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 58%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,030	$2.23	2d	1	0.10mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	43d	1	0.29mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	1d	7	0.35mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	1d	1	0.35mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	43d	7	0.36mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	10d	4	0.43mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$1,380	$1.65	43d	1	0.56mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	43d	1	0.57mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	3d	1	0.57mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$2,975	$2.75	1d	4	0.59mi
1011 Minerva Ct Riverside, CA	4.0	2.0	1320	$3,000	$2.27	43d	1	0.60mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,339	$3.12	2d	13	0.69mi
1400 University Ave Unit D404 Riverside, CA	4.0	4.0	1100	$999	$0.91	43d	1	0.76mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	24d	1	0.76mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	12d	1	0.76mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	43d	1	0.80mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	43d	1	0.80mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	18d	1	0.82mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	43d	1	0.83mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	43d	1	0.85mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,950	$2.84	12d	1	0.86mi
3131 Watkins Dr Riverside, CA	2.0	2.0	1030	$2,110	$2.05	3d	4	0.94mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	3d	1	1.08mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	10d	1	1.28mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	43d	1	1.33mi
3452 Mulberry St Unit 2 Riverside, CA	2.0	1.0	927	$1,795	$1.94	43d	1	1.36mi
3050 Mission Inn Ave Riverside, CA	2.0	1.0–2.0	700	$2,675	$3.82	4d	10	1.38mi
1151 Clark St Riverside, CA	4.0	2.0	1248	$2,800	$2.24	43d	1	1.42mi
3647 Elliotta Dr Riverside, CA	2.0	2.0	1050	$2,895	$2.76	43d	1	1.43mi
3451 5th St Unit 3451 Riverside, CA	3.0	2.0	1700	$3,295	$1.94	5d	1	1.47mi
3451 5th St Riverside, CA	3.0	2.0	1700	$3,250	$1.91	5d	1	1.47mi
3745 Strong St Riverside, CA	1.0–2.0	1.0	782	$1,995	$2.55	4d	2	1.50mi

Listing history 5 events

1. 2026-06-08
   days on market $149,900 Active 61 DOM
2. 2026-06-07
   statusdays on market $149,900 Active 60 DOM
3. 2026-05-05
   status Active
4. 2026-04-02
   status Active
5. 2026-01-10
   listed $149,900 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,880
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$4,361
• Taxable income: $9,343
• Est. tax owed @ 24.0%: −$2,242
• After-tax cash flow: $8,931/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: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3590.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Lithuanian 1% Ukrainian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• 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

3 events — show timeline

• 2026-05-05 Relisted — CRMLS
• 2026-04-02 Relisted — CRMLS
• 2026-01-10 Listed $149,900 CRMLS

Property tax history

-2.5%/yr

Latest (2025): $146 · +3.4% YoY. Source: county tax records.