31130 S General Kearny Rd #147 · Temecula, CA 92591

$220,000

2 bd · 2.0 ba · 1,508 sqft · Manufactured · 220 Days on market

Built 2005 Fair condition $146/sqft · 13% above area Est $194k · 13% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE ADJUSTMENT!! This is the home you have been waiting for. Lovely manufactured home with drywall. Not an old mobile home OPEN FLOOR PLAN. 2 bedrooms 2 bathrooms, formal dining room which opens to the spacious living room. Large kitchen with brand new dishwasher, refrigerator, sink faucets, and garbage disposal. New shower heads and new toilets. Turn key condition. Lots of storage too. The carport is very convenient as you park side by side instead of one in front of the other. Makes it easy if you have 2 cars. Heritage Park is located in a beautiful quiet park for ages 55 and better. One person needs to be 55+ other person can be 40+. Beautiful Temecula Wineries right down the street. Close to shopping, Pechanga Casino, Post office and great restaurants. Heritage Park has a heated pool, spa, gym, clubhouse, and putting greens. People that live there call it the Hidden Jewel.

Key facts

• New toilets
• Formal dining room
• Brand new dishwasher

Tags

• FORMAL DINING ROOM
• LARGE KITCHEN
• BRAND NEW DISHWASHER
• BRAND NEW REFRIGERATOR
• NEW SHOWER HEADS
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.6% in Temecula — 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 71/100 on livability (#225 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: cost of living F, health & safety F.
• Temecula Valley Unified (urban): math 55% / reading 69% proficiency, ranked #173 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 225 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $105k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $220k implies a 144% gain — meaningful room to come down on a strong offer.

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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $194,479
• List price: $220,000
• Delta: 13.12%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31130 S General Kearny Rd #57	0.01mi	2/2.0	1,440 (-4%)	6mo	$180,000	$125	87
31130 S General Kearny Rd #56	0.09mi	2/2.0	1,440 (-4%)	10mo	$160,000	$111	80
31130 S General Kearny Rd #28	0.01mi	3/2.0 (+1)	1,460 (-3%)	13mo	$305,000	$209	78
31130 S General Kearny Rd #144	0.09mi	2/2.0	1,488 (-1%)	20mo	$132,500	$89	76
31130 S General Kearny #32	0.09mi	3/2.0 (+1)	1,440 (-4%)	11mo	$215,000	$149	74
31130-S General Kearny Rd #58	0.01mi	3/2.0 (+1)	1,440 (-4%)	18mo	$210,000	$146	72
31130 S General Kearny Rd #163	0.01mi	3/2.0 (+1)	1,320 (-12%)	4mo	$353,500	$268	70
31130-#158 S General Kearny	0.01mi	2/2.0	1,350 (-10%)	20mo	$160,000	$119	66
31130 S General Kearney #26	0.01mi	2/2.0	1,300 (-14%)	15mo	$178,000	$137	64
31130 S General Kearny Rd #13	0.09mi	3/2.0 (+1)	1,344 (-11%)	12mo	$150,000	$112	63
31130 S General Kearny Rd #37	0.09mi	3/2.0 (+1)	1,728 (+15%)	12mo	$360,000	$208	57

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $6,326
• Equity at exit: $32,803

10-year hold

• IRR: 10.9%
• Equity multiple: 1.79×
• Total profit: $48,810
• Equity at exit: $19,022

Cash invested: $61,600 (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 92591

• Home prices YoY: -24.8%
• Rents YoY: 1.6%
• Active inventory: 225
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $722

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 70%

Sensitivity live

Price	-10% $874	-5% $798	+0% $722	+5% $646	+10% $570
Rent	-10% $497	-5% $610	+0% $722	+5% $834	+10% $946
Rate	-1.0pp $832	-0.5pp $778	base $722	+0.5pp $665	+1.0pp $607

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30900 Branford Dr Temecula, CA	3.0	2.0	1689	$3,000	$1.78	45d	1	0.30mi
42093 Acacia Way Temecula, CA	3.0	2.5	1442	$2,750	$1.91	25d	1	1.05mi
42180 Calabria Dr Temecula, CA	3.0	2.5	2060	$3,200	$1.55	5d	1	1.12mi
30000 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	1002	$2,482	$2.48	45d	1	1.14mi
41955 Margarita Rd Temecula, CA	1.0–2.0	1.0–2.0	930	$2,665	$2.86	0d	16	1.24mi
30135 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	962	$3,022	$3.14	45d	1	1.28mi
42450 Moraga Rd Temecula, CA	1.0–3.0	1.0–2.5	1051	$2,750	$2.62	0d	7	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $220,000 Active 220 DOM
2. 2026-06-18
   days on market $220,000 Active 217 DOM
3. 2026-06-17
   days on market $220,000 Active 216 DOM
4. 2026-06-16
   days on market $220,000 Active 215 DOM
5. 2026-06-15
   days on market $220,000 Active 214 DOM
6. 2026-06-13
   days on market $220,000 Active 212 DOM
7. 2026-06-09
   days on market $220,000 Active 208 DOM
8. 2026-06-08
   days on market $220,000 Active 207 DOM
9. 2026-06-07
   days on market $220,000 Active 206 DOM
10. 2026-06-04
    days on market $220,000 Active 203 DOM
11. 2026-06-03
    days on market $220,000 Active 202 DOM
12. 2026-06-02
    days on market $220,000 Active 201 DOM
13. 2026-06-01
    days on market $220,000 Active 200 DOM
14. 2026-05-31
    days on market $220,000 Active 199 DOM
15. 2026-05-04
    price $220,000 901-char remark

    Show marketing remark (901 chars)

    HUGE PRICE ADJUSTMENT!! This is the home you have been waiting for. Lovely manufactured home with drywall. Not an old mobile home OPEN FLOOR PLAN. 2 bedrooms 2 bathrooms, formal dining room which opens to the spacious living room. Large kitchen with brand new dishwasher, refrigerator, sink faucets, and garbage disposal. New shower heads and new toilets. Turn key condition. Lots of storage too. The carport is very convenient as you park side by side instead of one in front of the other. Makes it easy if you have 2 cars. Heritage Park is located in a beautiful quiet park for ages 55 and better. One person needs to be 55+ other person can be 40+. Beautiful Temecula Wineries right down the street. Close to shopping, Pechanga Casino, Post office and great restaurants. Heritage Park has a heated pool, spa, gym, clubhouse, and putting greens. People that live there call it the Hidden Jewel.

16. 2026-03-02
    price $255,000 901-char remark

    Show marketing remark (901 chars)

    HUGE PRICE ADJUSTMENT!! This is the home you have been waiting for. Lovely manufactured home with drywall. Not an old mobile home OPEN FLOOR PLAN. 2 bedrooms 2 bathrooms, formal dining room which opens to the spacious living room. Large kitchen with brand new dishwasher, refrigerator, sink faucets, and garbage disposal. New shower heads and new toilets. Turn key condition. Lots of storage too. The carport is very convenient as you park side by side instead of one in front of the other. Makes it easy if you have 2 cars. Heritage Park is located in a beautiful quiet park for ages 55 and better. One person needs to be 55+ other person can be 40+. Beautiful Temecula Wineries right down the street. Close to shopping, Pechanga Casino, Post office and great restaurants. Heritage Park has a heated pool, spa, gym, clubhouse, and putting greens. People that live there call it the Hidden Jewel.

17. 2026-02-12
    price $285,500 901-char remark

    Show marketing remark (901 chars)

    HUGE PRICE ADJUSTMENT!! This is the home you have been waiting for. Lovely manufactured home with drywall. Not an old mobile home OPEN FLOOR PLAN. 2 bedrooms 2 bathrooms, formal dining room which opens to the spacious living room. Large kitchen with brand new dishwasher, refrigerator, sink faucets, and garbage disposal. New shower heads and new toilets. Turn key condition. Lots of storage too. The carport is very convenient as you park side by side instead of one in front of the other. Makes it easy if you have 2 cars. Heritage Park is located in a beautiful quiet park for ages 55 and better. One person needs to be 55+ other person can be 40+. Beautiful Temecula Wineries right down the street. Close to shopping, Pechanga Casino, Post office and great restaurants. Heritage Park has a heated pool, spa, gym, clubhouse, and putting greens. People that live there call it the Hidden Jewel.

18. 2025-11-13
    listed $325,000 Active 901-char remark

    Show marketing remark (901 chars)

    HUGE PRICE ADJUSTMENT!! This is the home you have been waiting for. Lovely manufactured home with drywall. Not an old mobile home OPEN FLOOR PLAN. 2 bedrooms 2 bathrooms, formal dining room which opens to the spacious living room. Large kitchen with brand new dishwasher, refrigerator, sink faucets, and garbage disposal. New shower heads and new toilets. Turn key condition. Lots of storage too. The carport is very convenient as you park side by side instead of one in front of the other. Makes it easy if you have 2 cars. Heritage Park is located in a beautiful quiet park for ages 55 and better. One person needs to be 55+ other person can be 40+. Beautiful Temecula Wineries right down the street. Close to shopping, Pechanga Casino, Post office and great restaurants. Heritage Park has a heated pool, spa, gym, clubhouse, and putting greens. People that live there call it the Hidden Jewel.

19. 2021-01-14
    soldstatus $90,000 Sold 679-char remark

    Show marketing remark (679 chars)

    Welcome HOME to this amazing double wide, well maintained home! LOCATION, LOCATION, LOCATION! Close to everything. This is a wonderful home in a 55+ community featuring easy access, side by side parking for 2 cars, updated design, a spacious and welcoming living area that flows seamlessly to the kitchen and a TV room that can be transformed into a lovely dining area. Both bedrooms have own nice-sized private balcony! The Master Suite has an enormous bathroom with separate tub and shower areas, leading into a walk in closet. Other highlights include, full guest bath, lots of linen closets, inside laundry room for full sized washer and dryer and rear storage shed included.

20. 2021-01-09
    status Pending 679-char remark

    Show marketing remark (679 chars)

    Welcome HOME to this amazing double wide, well maintained home! LOCATION, LOCATION, LOCATION! Close to everything. This is a wonderful home in a 55+ community featuring easy access, side by side parking for 2 cars, updated design, a spacious and welcoming living area that flows seamlessly to the kitchen and a TV room that can be transformed into a lovely dining area. Both bedrooms have own nice-sized private balcony! The Master Suite has an enormous bathroom with separate tub and shower areas, leading into a walk in closet. Other highlights include, full guest bath, lots of linen closets, inside laundry room for full sized washer and dryer and rear storage shed included.

21. 2020-11-04
    historical Backup Offers Accepted 679-char remark

    Show marketing remark (679 chars)

    Welcome HOME to this amazing double wide, well maintained home! LOCATION, LOCATION, LOCATION! Close to everything. This is a wonderful home in a 55+ community featuring easy access, side by side parking for 2 cars, updated design, a spacious and welcoming living area that flows seamlessly to the kitchen and a TV room that can be transformed into a lovely dining area. Both bedrooms have own nice-sized private balcony! The Master Suite has an enormous bathroom with separate tub and shower areas, leading into a walk in closet. Other highlights include, full guest bath, lots of linen closets, inside laundry room for full sized washer and dryer and rear storage shed included.

22. 2020-06-24
    listed $120,000 Active 679-char remark

    Show marketing remark (679 chars)

    Welcome HOME to this amazing double wide, well maintained home! LOCATION, LOCATION, LOCATION! Close to everything. This is a wonderful home in a 55+ community featuring easy access, side by side parking for 2 cars, updated design, a spacious and welcoming living area that flows seamlessly to the kitchen and a TV room that can be transformed into a lovely dining area. Both bedrooms have own nice-sized private balcony! The Master Suite has an enormous bathroom with separate tub and shower areas, leading into a walk in closet. Other highlights include, full guest bath, lots of linen closets, inside laundry room for full sized washer and dryer and rear storage shed included.

23. 2009-11-01
    price $119,000 Expired
24. 2007-11-01
    historical
25. 2007-09-09
    price $159,500
26. 2007-07-07
    listed $165,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,055
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − Depreciation: −$6,400
• Taxable income: $5,483
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $7,343/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly in landscaping and exterior painting, to improve its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown vegetation and lack of landscaping.
• Minor Exterior paint — Slight discoloration on exterior siding and carport.

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and resale value.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — New fixtures enhance the home's appeal to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and lack of landscaping.	Minor	$500–3,000
Exterior paint · Slight discoloration on exterior siding and carport.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and resale value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — New fixtures enhance the home's appeal to potential buyers. ↑

ⓘ 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: Temecula Valley Unified
• NCES district ID: 0600028
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $84,032
• Composite: 57.48/100
• National rank: #2264
• State rank: #173 of 1400 in CA

Livability — Temecula

• Score: 71/100
• State rank: #225
• US rank: #7291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temecula, CA
• County: Riverside County · 2,287,001 people
• City population: 127,079
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,955
• Household income: $114,160
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1497.0

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: White 50% Hispanic / Latino 30% Two or more races 17% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 17% Tagalog/Filipino 3% Other Indo-European 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: ▼ -115.45%
• Current HPI: 350.5314
• Rent YoY: ▲ 1.57%
• 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

+33.3% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $220,000 CRMLS
• 2026-03-02 Price Changed $255,000 CRMLS
• 2026-02-12 Price Changed $285,500 CRMLS
• 2025-11-13 Listed $325,000 CRMLS
• 2021-01-14 Sold (MLS) $90,000 TheMLS
• 2021-01-09 Pending — TheMLS
• 2020-11-04 Contingent — TheMLS
• 2020-06-24 Listed $120,000 TheMLS
• 2009-11-01 Price Changed $119,000 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-09-09 Price Changed $159,500 CRMLS
• 2007-07-07 Listed $165,000 CRMLS