31130 S General Kearny #153 · Temecula, CA 92591

$220,000

2 bd · 2.0 ba · 1,092 sqft · Manufactured public records · 111 Days on market

Built 1988 $201/sqft · 38% below area Est $354k · 38% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained manufactured home located in a welcoming park community! This inviting residence features 2 spacious bedrooms and 2 full bathrooms, offering comfort and functionality for everyday living. The open-concept layout provides a bright and airy feel, with a cozy living area that flows seamlessly into the dining space and kitchen. The primary bedroom includes its own private bathroom, while the second bedroom is perfect for guests, a home office, or additional living space. Both bathrooms are thoughtfully designed for convenience and comfort. In addition, this home boasts new windows and new shutters throughout. Step outside to enjoy a fully fenced and beautifully kept yard with a variety of producing fruit trees—ideal for gardening, relaxing and entertaining. Whether you're sipping your morning coffee or hosting a small gathering, the outdoor space adds a wonderful extension to the home. Additional highlights include ample storage, covered parking, and access to community amenities. This home offers a perfect blend of comfort, affordability, and easy living—don’t miss this opportunity! All of this is just minutes from upscale shopping, acclaimed dining and the renowned vineyards of Temecula Valley Wine Country. With convenient proximity to Temecula Valley Hospital and everyday essentials, you’ll enjoy both serenity and accessibility. This is more than a home — it’s a lifestyle of comfort, community and understated luxury in one of Southern California’s most desirable destinations.

Key facts

• Newer roof
• Elegant clubhouse
• Private retreat

Tags

• LIGHT FILLED INTERIOR
• PRIVATE RETREAT
• EN SUITE BATH
• NEWER ROOF
• NEW WINDOWS
• ELEGANT CLUBHOUSE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $619 ($7k/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: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 218 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

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 $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $353,500
• List price: $220,000
• Delta: -37.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31130 S General Kearny Rd #54	0.09mi	2/2.0	1,000 (-8%)	9mo	$375,000	$375	74
31130 S General Kearny #20	0.09mi	2/2.0	1,152 (+6%)	19mo	$235,500	$204	71

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-30
• Equity at exit: $32,803

10-year hold

• IRR: 8.1%
• Equity multiple: 1.58×
• Total profit: $35,583
• 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: 218
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $619

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 72%

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
30660 Milky Way Dr Temecula, CA	1.0–2.0	1.0–2.0	815	$2,435	$2.99	1d	1	0.83mi
42093 Acacia Way Temecula, CA	3.0	2.5	1442	$2,750	$1.91	24d	1	0.95mi
30000 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	1002	$2,482	$2.48	43d	1	1.02mi
41955 Margarita Rd Temecula, CA	1.0–2.0	1.0–2.0	930	$2,664	$2.86	2d	14	1.14mi
30135 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	962	$3,022	$3.14	43d	1	1.15mi
42450 Moraga Rd Temecula, CA	1.0–2.0	1.0–2.0	902	$2,850	$3.16	2d	5	1.35mi
43097 Corte Cabrera Temecula, CA	3.0	2.0	1069	$2,925	$2.74	15d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $220,000 Active 111 DOM
2. 2026-06-17
   days on market $220,000 Active 110 DOM
3. 2026-06-16
   days on market $220,000 Active 109 DOM
4. 2026-06-15
   days on market $220,000 Active 108 DOM
5. 2026-06-13
   days on market $220,000 Active 106 DOM
6. 2026-06-09
   days on market $220,000 Active 102 DOM
7. 2026-06-08
   days on market $220,000 Active 101 DOM
8. 2026-06-07
   days on market $220,000 Active 100 DOM
9. 2026-06-04
   days on market $220,000 Active 97 DOM
10. 2026-06-03
    days on market $220,000 Active 96 DOM
11. 2026-06-02
    days on market $220,000 Active 95 DOM
12. 2026-06-01
    days on market $220,000 Active 94 DOM
13. 2026-05-31
    days on market $220,000 Active 93 DOM
14. 2026-02-27
    listed $235,000 Active 1571-char remark

    Show marketing remark (1571 chars)

    Charming and well-maintained manufactured home located in a welcoming park community! This inviting residence features 2 spacious bedrooms and 2 full bathrooms, offering comfort and functionality for everyday living. The open-concept layout provides a bright and airy feel, with a cozy living area that flows seamlessly into the dining space and kitchen. The primary bedroom includes its own private bathroom, while the second bedroom is perfect for guests, a home office, or additional living space. Both bathrooms are thoughtfully designed for convenience and comfort. In addition, this home boasts new windows and new shutters throughout. Step outside to enjoy a fully fenced and beautifully kept yard with a variety of producing fruit trees—ideal for gardening, relaxing and entertaining. Whether you're sipping your morning coffee or hosting a small gathering, the outdoor space adds a wonderful extension to the home. Additional highlights include ample storage, covered parking, and access to community amenities. This home offers a perfect blend of comfort, affordability, and easy living—don’t miss this opportunity! All of this is just minutes from upscale shopping, acclaimed dining and the renowned vineyards of Temecula Valley Wine Country. With convenient proximity to Temecula Valley Hospital and everyday essentials, you’ll enjoy both serenity and accessibility. This is more than a home — it’s a lifestyle of comfort, community and understated luxury in one of Southern California’s most desirable destinations.

ⓘ 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: $32,496
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − Depreciation: −$6,400
• Taxable income: $4,173
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $6,426/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: 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

1 event — show timeline

• 2026-02-27 Listed $235,000 CRMLS

Property tax history

-2.1%/yr

Latest (2025): $316 · +1.6% YoY. Source: county tax records.