10320 Calimesa Blvd Sp 10 · Calimesa, CA 92320

$152,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 12 Days on market

Built 2015 Good condition Est $155k · at est.

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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 +8.2/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable Rancho Calimesa 55+ community, this well-maintained 2-bedroom, 2-bath manufactured home offers comfortable living in a welcoming neighborhood setting. Built in 2015 and approximately 1,152 square feet, the home features an open and functional floor plan with abundant natural light, central heating and air, and a spacious living area that flows easily into the dining space and kitchen. The kitchen offers generous cabinet storage, ample counter space, and a convenient breakfast bar for casual dining. The primary suite includes a private bath, while the second bedroom and bath provide flexibility for guests, hobbies, or a home office. An indoor laundry area adds everyd

Key facts

• Open floor plan
• Indoor laundry area
• Private bath

Tags

• OPEN FLOOR PLAN
• ABUNDANT NATURAL LIGHT
• GENEROUS CABINET STORAGE
• CONVENIENT BREAKFAST BAR
• PRIVATE BATH
• INDOOR LAUNDRY AREA

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease of $600 per month (land lease applies)
• HOA & community: Senior community; Suburban neighborhood

Exterior

• Parking: Covered parking; Carport; Community park: Rancho Calimesa
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (Creekside Manor model); Mobile home remains on site; Entry on the side
• Construction: Mobile home width 12 ft and length 48 ft; Total of 1 story; Year built source: Other
• Exterior features: In-ground community pool; Lot is level/flat

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level layout; Side entry
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $152k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Cap rate 13.8% vs local median 6.7% in Calimesa — 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 55/100 on livability (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, schools 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: 67 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe 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 $152,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $154,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10320 Calimesa Blvd #98	0.07mi	2/2.0 (-1)	1,394 (+0%)	18mo	$155,000	$111	76
10320 Calimesa Blvd #362	0.12mi	2/2.0 (-1)	1,344 (-3%)	18mo	$97,000	$72	68
10320 Calimesa #257	0.17mi	2/2.0 (-1)	1,248 (-10%)	2mo	$80,000	$64	68
10320 Calimesa Blvd #260	0.31mi	2/2.0 (-1)	1,440 (+3%)	13mo	$130,000	$90	64
10320 Calimesa Blvd #53	0.12mi	2/2.0 (-1)	1,248 (-10%)	12mo	$138,000	$111	62
10320 Calimesa Blvd, SPC 267	0.31mi	2/2.0 (-1)	1,440 (+3%)	18mo	$127,500	$89	60
10320 Calimesa Blvd #274	0.31mi	2/2.0 (-1)	1,440 (+3%)	18mo	$138,500	$96	60
10320 Calimesa Blvd #58	0.05mi	2/2.0 (-1)	1,225 (-12%)	18mo	$193,500	$158	58
9597 Rosedale	0.64mi	2/2.0 (-1)	1,440 (+3%)	5mo	$290,000	$201	55
9699 Crestknoll Dr	0.60mi	2/2.0 (-1)	1,344 (-3%)	11mo	$195,000	$145	52
9518 Crestknoll Dr	0.70mi	2/2.0 (-1)	1,440 (+3%)	18mo	$334,000	$232	41
9610 Rosedale Dr	0.61mi	2/2.0 (-1)	1,272 (-9%)	21mo	$180,500	$142	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $36,032
• Equity at exit: $22,664

10-year hold

• IRR: 28.9%
• Equity multiple: 3.57×
• Total profit: $109,453
• Equity at exit: $13,142

Cash invested: $42,560 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 67
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,433 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $953

Break-even live

Break-even rent $1,227

Max offer price $152,000

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $152,000 Active 12 DOM
2. 2026-06-17
   days on market $152,000 Active 11 DOM
3. 2026-06-16
   days on market $152,000 Active 10 DOM
4. 2026-06-15
   days on market $152,000 Active 9 DOM
5. 2026-06-13
   days on market $152,000 Active 7 DOM
6. 2026-06-13
   days on market $152,000 Active 6 DOM
7. 2026-06-09
   days on market $152,000 Active 3 DOM
8. 2026-06-08
   days on market $152,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $152,000 Active 1 DOM

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,200
• − Mortgage interest: −$8,514
• − Property taxes: −$1,311
• − Insurance: −$760
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$4,422
• Taxable income: $9,521
• Est. tax owed @ 24.0%: −$2,285
• After-tax cash flow: $9,147/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath manufactured home in a desirable community offers a good investment opportunity with minor repairs and maintenance needed.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom fixtures — Signs of wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace carpet in living areas — Fresh carpet improves comfort and appearance
• Both Inspect and replace HVAC system — Fresh HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpet in living areas — Fresh carpet improves comfort and appearance ↑
• Both Inspect and replace HVAC system — Fresh HVAC system improves comfort and energy efficiency ↑

ⓘ 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: 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 — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

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: ▼ -104.13%
• Current HPI: 364.3627
• 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

1 event — show timeline

• 2026-06-06 Listed $152,000 CRMLS

Property tax history

+0.5%/yr

Latest (2025): $1,311 · +1.8% YoY. Source: county tax records.