10961 Desert Lawn Dr #26 · Calimesa, CA 92320

$269,900

2 bd · 2.0 ba · 1,646 sqft · Manufactured public records · 2 Days on market

Built 1984 Est $221k · 22% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous 3-bedroom 2 bath home in a beautiful 55+ community not to mention its on a corner lot!!! This home has had a custom make over inside and out: new easy close cabinets with quartz counter tops, recess lighting, new kitchen appliances, custom tile work, walk in shower, refaced fireplace, new dual glaze windows, Luxury Vinyl tile flooring with a lifetime warranty, new paint inside and out, new A/C & Furnace & other enhancements. The kitchen island has additional storage space if needed and the dining area is large enough to accommodate an 8 place dinning set. This beauty is appx. 1800+ square feet with a 2-car garage, front yard will take minimal maintenance, the side lot i

Key facts

• Recess lighting
• Custom tile work
• Quartz counter tops

Tags

• CORNER LOT
• QUARTZ COUNTER TOPS
• RECESS LIGHTING
• NEW KITCHEN APPLIANCES
• CUSTOM TILE WORK
• WALK IN SHOWER

Property features AI

Finance

• Other: Park name: Plantation on The Lake; Neighborhood amenities: lake, park, ravine, biking, street lighting, curbs, gutters, storm drains, preserve/public land
• Financial info: Land lease: $1,081 monthly (park); Manager approval required; Pets allowed with breed restrictions
• HOA & community: Part of an association (senior community); Association amenities include: pool, spa, clubhouse, gym/exercise room, billiard room, picnic area, outdoor cooking area, fire pit, recreational multipurpose room, pickleball, dog park; call for rules

Exterior

• Parking: Garage (2 parking spaces, 2 garage spaces)
• Security: Fire and smoke detection system; Carbon monoxide detectors
• Utilities: Well water; Public sewer; Water available; Sewer available; Natural gas available; Electricity available; Cable available; Telephone in street
• Home design: Single-story (one level); Front entry; Mobile home remains; Model 4563K
• Construction: Composition roof; Masonite and drywall walls; Pier jacks foundation; Built by builder (year built source: Builder)
• Exterior features: Concrete patio; Community pool; Sprinklers in front; Corner lot; Stone skirt

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Water heater unit; Quartz counters
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Laminated flooring
• Bathrooms: One full bath and one half bath; Walk-in shower; Shower in tub; Double sinks
• Heating & cooling: Central cooling; Forced air / central furnace; Fireplace
• Interior features: Turnkey, updated/remodeled; Unfurnished; Ceiling fan; Double pane windows; Quartz counters; Fire and smoke detection system; Carbon monoxide detectors; Community spa
• Laundry & utility: Dedicated laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 9.2% 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; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask is 173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $269,900

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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $220,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10961 Desert Lawn Dr #21	0.00mi	3/2.0 (+1)	1,660 (+1%)	4mo	$250,000	$151	90
10961 Desert Lawn Dr #394	0.00mi	2/2.0	1,612 (-2%)	8mo	$255,000	$158	90
10961 Desert Lawn Dr #466	0.00mi	3/2.0 (+1)	1,600 (-3%)	1mo	$200,000	$125	90
10961 Desert Lawn Dr #79	0.00mi	3/2.0 (+1)	1,700 (+3%)	1mo	$90,000	$53	88
10961 Desert Lawn Dr #82	0.00mi	2/2.0	1,560 (-5%)	3mo	$265,000	$170	88
10961 Desert Lawn Dr #453	0.00mi	3/2.0 (+1)	1,586 (-4%)	3mo	$228,000	$144	87
10961 Desert Lawn Dr #331	0.19mi	2/2.0	1,675 (+2%)	5mo	$217,000	$130	84
10961 Desert Lawn Dr #162	0.00mi	2/2.0	1,440 (-12%)	1mo	$120,000	$83	78
10961 Desert Lawn Dr #451	0.28mi	2/2.0	1,612 (-2%)	6mo	$235,000	$146	78
10961 Desert Lawn Dr #243	0.00mi	3/2.0 (+1)	1,820 (+11%)	4mo	$215,000	$118	74
10961 Desert Lawn Dr #380	0.19mi	2/2.0	1,823 (+11%)	3mo	$245,000	$134	70
10961 Desert Lawn #433	0.00mi	3/2.0 (+1)	1,890 (+15%)	0mo	$250,000	$132	70

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,474
• Equity at exit: $40,243

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $53,268
• Equity at exit: $23,336

Cash invested: $75,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $663

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 74%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35258 Vernon Dr Beaumont, CA	3.0	1.5	1990	$3,200	$1.61	1d	1	0.86mi

Listing history 3 events

1. 2026-06-18
   days on market $269,900 Coming Soon 2 DOM
2. 2026-06-17
   remarks 691-char remark
3. 2026-06-17
   listed $269,900 Coming Soon 1 DOM

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 20 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: $38,400
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$7,852
• Taxable income: $3,888
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $7,020/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: 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

+116.1% since first listed

10 events — show timeline

• 2026-06-16 Coming Soon $269,900 CRMLS
• 2025-11-14 Relisted — SDMLS
• 2025-09-26 Pending — SDMLS
• 2025-09-26 Listing Removed — SDMLS
• 2025-09-12 Price Changed $89,000 SDMLS
• 2025-08-28 Listed $99,000 SDMLS
• 2025-08-21 Listing Removed — CRMLS
• 2025-07-24 Listing Removed — CRMLS
• 2025-07-23 Listed $119,900 CRMLS
• 2025-07-21 Listed $124,900 CRMLS

Property tax history

-2.8%/yr

Latest (2025): $528 · +2.0% YoY. Source: county tax records.