1499 Old Mountain Ave #6 · San Jacinto, CA 92583

$225,500

2 bd · 2.0 ba · 1,387 sqft · Manufactured · 15 Days on market

Built 2026 Excellent condition 4,200 sqft lot

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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 +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully designed brand-new 2026 home features a modern open floor plan with brand-new stainless steel appliances and fresh finishes throughout. The spacious layout seamlessly connects the dining room, living room, and kitchen—perfect for entertaining—centered around a large kitchen island with seating. Enjoy central a/c, a covered porch with a durable deck, generous bedroom sizes with ample closet space, and thoughtfully designed bathrooms, including a guest bath with a tub/shower combo and a primary suite with dual sinks, built-in storage, and a walk-in shower. A dedicated office space just off the living room adds extra flexibility for work or hobbies. With extremely

Key facts

• Large kitchen island
• Covered porch
• Durable deck

Tags

• MODERN OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• LARGE KITCHEN ISLAND
• COVERED PORCH
• DURABLE DECK
• DEDICATED OFFICE SPACE

Property features AI

Finance

• Financial info: Land lease: $450 per month
• HOA & community: Senior community; Community features: biking, dog park, hiking, suburban; Manager approval required; Pets allowed

Exterior

• Parking: Attached carport with 2 parking spaces; Park Name: Villa Del Monte
• Utilities: Electricity connected; Water heater unit (listed under appliances); Estimated living area
• Home design: Manufactured/mobile home (Model: Coronado 28523B); Single-story; Entry at level 1; Under construction / Turnkey condition; Has a view
• Construction: Composition roof; Mobile home dimensions approximately 27' x 52'; Mobile home remains; Year built source: Builder
• Exterior features: Front porch; Patio; Community pool; Lot is rectangular, level/flat; 0–1 unit per acre; Estimated lot size

Interior

• Kitchen: Kitchen island; Gas cooking; Free standing range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Ice maker; Water heater unit
• Bedrooms: Primary bedroom; All bedrooms on main level; Office (could be used as bedroom)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Double sinks in primary bath; Bathtub and separate shower; Exhaust fans
• Heating & cooling: Central furnace (has heating)
• Interior features: Ceiling fan; Open floor plan; Panel doors; Double pane windows with blinds and screens; Low emissivity windows; One level entry
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup; Individual laundry room

🏗️ New construction. The $225,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $94,316.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $226k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (1.1% below list).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.8% in San Jacinto — 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 (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $652 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,117 (1.5% below list)

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: 2.37% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.47%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $94,316
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1499 Old Mountain Ave #14	0.11mi	2/2.0	1,400 (+1%)	3mo	$41,500	$30	91
1499 Old Mtn #88	0.11mi	2/2.0	1,344 (-3%)	0mo	$80,000	$60	89
1499 Old Mtn #51	0.11mi	2/2.0	1,456 (+5%)	2mo	$120,000	$82	85
1499 Old Mountain Ave #93	0.13mi	2/2.0	1,440 (+4%)	9mo	$91,500	$64	80
1499 Old Mountain Ave #30	0.11mi	2/2.0	1,440 (+4%)	11mo	$115,000	$80	80
1499 Old Mountain Ave #145	0.11mi	2/2.0	1,440 (+4%)	11mo	$110,000	$76	80
1499 Old Mountain Ave #123	0.11mi	2/2.0	1,400 (+1%)	23mo	$95,000	$68	74
1499 Old Mountain Ave #128	0.11mi	2/2.0	1,440 (+4%)	20mo	$100,000	$69	72
1499 Old Mountain Ave #21	0.11mi	2/2.0	1,482 (+7%)	17mo	$95,000	$64	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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.07×
• Total profit: $54,614
• Equity at exit: $14,063

10-year hold

• IRR: 53.3%
• Equity multiple: 6.12×
• Total profit: $135,228
• Equity at exit: $8,155

Cash invested: $26,408 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$495
• Tax est. 1.5%: −$118 /mo · $1,415/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,111

Break-even live

Break-even rent $825

Max offer price $94,316

Occupancy floor 45%

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: $23,579
• Closing costs: $2,829
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	43d	1	0.39mi
1939 Hooper Dr San Jacinto, CA	2.0	2.0	1111	$1,950	$1.76	24d	1	0.82mi
1809 Rue Chenin Blanc San Jacinto, CA	3.0	2.0	1548	$2,500	$1.61	5d	1	0.94mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	0.99mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	43d	1	1.04mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.05mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.06mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	1d	1	1.08mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.10mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.10mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.10mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.11mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	24d	1	1.25mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	1.28mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	1.48mi
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	10d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $225,500 Active 15 DOM
2. 2026-06-17
   days on market $225,500 Active 14 DOM
3. 2026-06-16
   days on market $225,500 Active 13 DOM
4. 2026-06-15
   days on market $225,500 Active 12 DOM
5. 2026-06-13
   days on market $225,500 Active 10 DOM
6. 2026-06-13
   days on market $225,500 Active 9 DOM
7. 2026-06-09
   days on market $225,500 Active 6 DOM
8. 2026-06-08
   days on market $225,500 Active 5 DOM
9. 2026-06-07
   days on market $225,500 Active 4 DOM
10. 2026-06-04
    remarks 687-char remark
11. 2026-06-04
    listed $225,500 Active 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,771
• − Mortgage interest: −$5,283
• − Property taxes: −$1,415
• − Insurance: −$472
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$2,744
• Taxable income: $12,574
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $10,310/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 · 6 photos

Excellent 100/100 None rehab

This beautifully designed brand-new 2026 manufactured home is move-in ready with modern finishes and a spacious layout, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading the kitchen backsplash — Enhances the kitchen's aesthetic and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen backsplash — Enhances the kitchen's aesthetic and can increase both resale and rental value. ↑

ⓘ 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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+2.7% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $225,500 CRMLS
• 2026-06-03 Listed $219,500 CRMLS