1550 Rimpau #13 · Corona, CA 92881

$259,900

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 82 Days on market

Built 1983 $141/sqft · 49% above area Est $175k · 49% over

---

Why this score? — see what drove the C 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +5.1/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this doublewide home located in the desirable Villa Corona Mobile Home Park, an all-age gated community that offers comfort, convenience, and over 1,840 sq ft of inviting living space. As you step inside, you’re greeted by a formal living room that opens seamlessly into the family room, creating a bright and welcoming layout. A cozy fireplace adds warmth and charm, filling the space with natural light and an inviting atmosphere. The kitchen comes fully equipped with all appliances and provides abundant cabinet and counter space, including built-in lighting and thoughtfully designed hidden storage areas that make organization effortless. The large primary room easily accommodates a California king bed with plenty of room for additional furniture. Its primary bathroom features dual sinks, a vanity, a walk-in shower, a separate soaking tub, and generous floor to ceiling linen closet. Two additional bedrooms offer excellent flexibility for family, guests, or a home office. An oversized laundry room, complete with washer and dryer, provides extra storage and workspace, adding to the home’s overall convenience. Outside, the covered carport fits up to three vehicles, and a storage shed is included for added functionality. Guest parking is conveniently located nearby. The community itself offers a wide range of amenities, including a remodeled clubhouse, electric vehicle charging station, exercise room, library, game room, swimming pool and spa, perfect for relaxation and recreation. The location is equally impressive, with walking distance access to public transportation, Centennial High School, and three shopping centers featuring grocery stores and restaurants. The Shops at Dos Lagos is just eight minutes away, offering additional shopping, dining, and entertainment options. With easy access to the 15 Freeway, commuting is simple and convenient.

Key facts

• 3 parking spots
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.9% in Corona — 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 (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.2%/yr); 76 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 + 6.2% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $244,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $174,900
• List price: $259,900
• Delta: 48.60%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Rimpau Ave #89	0.00mi	2/2.0 (-1)	1,830 (-1%)	14mo	$165,000	$90	82
1550 Rimpau Ave #179	0.00mi	3/2.0	1,848 (0%)	22mo	$265,000	$143	81
1550 Rimpau Ave #59	0.00mi	3/2.0	1,930 (+4%)	16mo	$225,000	$117	79
1550 Rimpau Ave	0.00mi	2/2.0 (-1)	1,800 (-3%)	14mo	$160,000	$89	79
1550 Rimpau Ave #99	0.00mi	2/2.0 (-1)	1,800 (-3%)	14mo	$168,000	$93	79
1550 Rimpau Ave #18	0.00mi	3/2.0	1,680 (-9%)	8mo	$185,000	$110	78
1550 Rimpau Ave #17	0.00mi	2/2.0 (-1)	1,814 (-2%)	19mo	$161,000	$89	76
1550 Rimpau Ave. Ave #113	0.09mi	2/2.0 (-1)	1,800 (-3%)	14mo	$160,000	$89	75
1550 Rimpau Ave #42	0.00mi	4/2.0 (+1)	1,620 (-12%)	4mo	$315,000	$194	71
1550 Rimpau Ave #53	0.00mi	2/2.0 (-1)	1,680 (-9%)	16mo	$217,687	$130	67

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $16,319
• Equity at exit: $38,752

10-year hold

• IRR: 17.7%
• Equity multiple: 2.69×
• Total profit: $122,934
• Equity at exit: $22,471

Cash invested: $72,772 (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 92881

• Rents YoY: 6.2%
• Active inventory: 76
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,220 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $748

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 72%

Sensitivity live

Price	-10% $927	-5% $837	+0% $748	+5% $658	+10% $568
Rent	-10% $493	-5% $620	+0% $748	+5% $875	+10% $1,002
Rate	-1.0pp $879	-0.5pp $814	base $748	+0.5pp $680	+1.0pp $612

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Maxwell Ln Unit A Corona, CA	3.0	2.5	1254	$3,300	$2.63	44d	1	0.29mi
1710 Maxwell Ln Unit A Corona, CA	3.0	2.5	1254	$3,100	$2.47	25d	1	0.29mi
823 Aspen St Corona, CA	3.0	2.0	1342	$3,200	$2.38	44d	1	0.55mi
2050 Napoli Ct #102 Corona, CA	3.0	2.5	1385	$3,200	$2.31	25d	1	0.66mi
2050 Napoli Ct #102 Corona, CA	3.0	2.5	1385	$2,995	$2.16	16d	1	0.66mi
2050 Napoli Ct #102 Corona, CA	3.0	2.5	1385	$2,995	$2.16	17d	1	0.66mi
1925 S Starfire Ave Corona, CA	3.0	2.0	1549	$3,000	$1.94	6d	1	0.84mi
547 Magnolia Ave Corona, CA	3.0	2.5	1751	$4,000	$2.28	44d	1	0.92mi
929 E Grand Blvd Corona, CA	2.0	1.5	1425	$2,800	$1.96	4d	1	1.09mi
364 E Monterey Rd Corona, CA	4.0	2.0	2386	$2,450	$1.03	3d	1	1.13mi

Listing history 16 events

1. 2026-06-21
   days on market $259,900 Active 82 DOM
2. 2026-06-18
   days on market $259,900 Active 79 DOM
3. 2026-06-17
   days on market $259,900 Active 78 DOM
4. 2026-06-16
   days on market $259,900 Active 77 DOM
5. 2026-06-15
   days on market $259,900 Active 76 DOM
6. 2026-06-13
   days on market $259,900 Active 74 DOM
7. 2026-06-13
   days on market $259,900 Active 73 DOM
8. 2026-06-09
   days on market $259,900 Active 70 DOM
9. 2026-06-08
   days on market $259,900 Active 69 DOM
10. 2026-06-07
    days on market $259,900 Active 68 DOM
11. 2026-06-04
    days on market $259,900 Active 65 DOM
12. 2026-06-03
    days on market $259,900 Active 64 DOM
13. 2026-06-02
    days on market $259,900 Active 63 DOM
14. 2026-06-01
    days on market $259,900 Active 62 DOM
15. 2026-05-31
    days on market $259,900 Active 61 DOM
16. 2026-03-31
    listed $265,500 Active 1895-char remark

    Show marketing remark (1895 chars)

    Welcome to this doublewide home located in the desirable Villa Corona Mobile Home Park, an all-age gated community that offers comfort, convenience, and over 1,840 sq ft of inviting living space. As you step inside, you’re greeted by a formal living room that opens seamlessly into the family room, creating a bright and welcoming layout. A cozy fireplace adds warmth and charm, filling the space with natural light and an inviting atmosphere. The kitchen comes fully equipped with all appliances and provides abundant cabinet and counter space, including built-in lighting and thoughtfully designed hidden storage areas that make organization effortless. The large primary room easily accommodates a California king bed with plenty of room for additional furniture. Its primary bathroom features dual sinks, a vanity, a walk-in shower, a separate soaking tub, and generous floor to ceiling linen closet. Two additional bedrooms offer excellent flexibility for family, guests, or a home office. An oversized laundry room, complete with washer and dryer, provides extra storage and workspace, adding to the home’s overall convenience. Outside, the covered carport fits up to three vehicles, and a storage shed is included for added functionality. Guest parking is conveniently located nearby. The community itself offers a wide range of amenities, including a remodeled clubhouse, electric vehicle charging station, exercise room, library, game room, swimming pool and spa, perfect for relaxation and recreation. The location is equally impressive, with walking distance access to public transportation, Centennial High School, and three shopping centers featuring grocery stores and restaurants. The Shops at Dos Lagos is just eight minutes away, offering additional shopping, dining, and entertainment options. With easy access to the 15 Freeway, commuting is simple and convenient.

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,639
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$7,561
• Taxable income: $5,140
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $7,738/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 30,347
• Household income: $134,932
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 383.0

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 0.69)
• Race & ethnicity: White 41% Hispanic / Latino 34% Two or more races 17% Asian 14% Black 4%
• Hispanic origin (detail): Mexican 29% Cuban 1%
• Common ancestry: Italian 5% Portuguese 1% Lithuanian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 61% English-only · Spanish 22% Other Indo-European 5% Arabic 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: ▼ -239.86%
• Current HPI: 351.8447
• Rent YoY: ▲ 6.22%
• 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

1 event — show timeline

• 2026-03-31 Listed $265,500 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $446 · +7.2% YoY. Source: county tax records.