1600 S San Jacinto Ave #82 · San Jacinto, CA 92583

$39,900

1 bd · 1.0 ba · 684 sqft · Manufactured · 12 Days on market

Manufactured home Built 1963 Est $39k · at est. ↓ 19% since listing

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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 +6.8/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

All Age Community! Blue Fountain Park, This affordable and beautifully updated 1-bedroom, 1-bath home features new carpet, an upgraded kitchen with new cabinets, a new Tub/Shower Combo, Home has all new dual-pane windows. Enjoy resort-style amenities like a clubhouse, pool, spa, and picnic area—near Aldi, Walmart, as well as other shopping, and medical facilities and not far from Soboba Casino. Don’t miss this move-in ready gem, Schedule your tour today!

Key facts

• Community pool
• Built 1963
• Listed 12 days

Property features AI

Finance

• Other: Park name: Blue Fountain; Access via maintained, paved city streets; Walk score: 28
• Financial info: Monthly land lease of $724 (seller reported)
• HOA & community: Land lease community with monthly land lease; Community features include dog park and street lighting; Manager approval required for tenancy; contact park management for pet policy

Exterior

• Parking: Concrete driveway; Paved parking areas; Attached carport
• Security: Carbon monoxide and smoke detectors; Resident manager
• Utilities: Standard electricity; Natural gas connected; Public/district water connected; Public sewer connected
• Home design: Single-story/mobile setting; Mobile home remains (12' x 57'); Has a view; Estimated living area
• Construction: Metal construction materials
• Exterior features: Awning; Concrete patio; In-ground community pool (fenced); Shed on property

Interior

• Kitchen: Formica counters; Refrigerator; Gas range / Free standing range; Range/stove hood; Gas water heater (central water heater listed)
• Bedrooms: All bedrooms located on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom with bathtub and shower-in-tub; Formica counters in bathroom
• Heating & cooling: Forced air heating (natural gas); Central cooling
• Interior features: One-level home with ground-level entry; Updated/remodeled condition; Double-pane windows; Carbon monoxide and smoke detectors; Resident manager on site; In-ground heated spa
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 26.6% 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+, amenities F, cost of living 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.
• Zoned schools: Park Hill Elementary (890 students, 87% FRL); North Mountain Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 844 students, 90% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 87% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.02% ✓
• Cap rate: 26.60%
• Cash-on-cash: 72.51%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $39,257
• List price: $39,900
• Delta: 9.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 S San Jacinto Ave #114	0.03mi	1/1.0	660 (-4%)	16mo	$8,000	$12	80
1600-Spc 75 S San Jacinto Ave	0.00mi	2/1.0 (+1)	738 (+8%)	8mo	$40,000	$54	76
1600 S San Jacinto Ave #66	0.00mi	2/1.0 (+1)	728 (+6%)	13mo	$27,500	$38	73
999 S Santa Fe #48	0.46mi	1/1.0	624 (-9%)	1mo	$20,500	$33	63
1600 S San Jacinto Ave #138	0.15mi	2/2.0 (+1)	760 (+11%)	3mo	$47,500	$63	63
1600 S San Jacinto Ave #87	0.00mi	2/2.0 (+1)	760 (+11%)	14mo	$55,000	$72	61
999 S Santa Fe Ave #45	0.47mi	2/1.0 (+1)	720 (+5%)	12mo	$16,500	$23	55
999 S Santa Fe Ave #3	0.47mi	1/1.0	756 (+10%)	12mo	$13,000	$17	51
999 S Santa Fe Ave #36	0.46mi	1/1.0	624 (-9%)	19mo	$38,000	$61	48
999 S Santa Fe Ave #88	0.46mi	2/1.0 (+1)	768 (+12%)	18mo	$36,000	$47	38

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: 71.8%
• Equity multiple: 4.23×
• Total profit: $36,078
• Equity at exit: $5,949

10-year hold

• IRR: 75.6%
• Equity multiple: 8.60×
• Total profit: $84,938
• Equity at exit: $3,450

Cash invested: $11,172 (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: 160
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $675

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 39%

Sensitivity live

Price	-10% $703	-5% $689	+0% $675	+5% $661	+10% $647
Rent	-10% $580	-5% $628	+0% $675	+5% $723	+10% $770
Rate	-1.0pp $695	-0.5pp $685	base $675	+0.5pp $665	+1.0pp $654

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	46d	1	0.92mi
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	26d	1	0.92mi
320 S Pico Ave San Jacinto, CA	2.0	1.0	650	$1,500	$2.31	46d	1	0.92mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	20d	1	1.06mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	46d	1	1.06mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	46d	1	1.06mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	19d	1	1.15mi
700 E Main St Unit 08 San Jacinto, CA	2.0	1.0	750	$1,395	$1.86	26d	1	1.19mi
1376 E Date St Unit 5 Hemet, CA	2.0	1.0	650	$1,500	$2.31	19d	1	1.23mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	6d	1	1.24mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	10d	1	1.24mi
359 N Wateka St San Jacinto, CA	1.0	1.0	440	$1,425	$3.24	1d	1	1.41mi
210 N Santa Fe St Hemet, CA	1.0	1.0	600	$1,300	$2.17	6d	1	1.46mi
1955 E Devonshire Ave Hemet, CA	1.0	1.0	500	$1,350	$2.70	26d	1	1.49mi
1955 E Devonshire Ave Hemet, CA	1.0	1.0	500	$1,450	$2.90	46d	1	1.49mi

Listing history 12 events

1. 2026-06-22
   days on market $39,900 Active 12 DOM
2. 2026-06-21
   days on market $39,900 Active 11 DOM
3. 2026-06-18
   days on market $39,900 Active 8 DOM
4. 2026-06-17
   days on market $39,900 Active 7 DOM
5. 2026-06-16
   days on market $39,900 Active 6 DOM
6. 2026-06-15
   days on market $39,900 Active 5 DOM
7. 2026-06-13
   days on market $39,900 Active 3 DOM
8. 2026-06-13
   pricedays on marketlisting id $39,900 Active 2 DOM
9. 2026-05-31
   days on market $42,900 Active 491 DOM
10. 2025-12-20
    price $42,900 470-char remark
11. 2025-07-18
    price $44,000 470-char remark
12. 2025-01-25
    listed $49,000 Active 470-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,443
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,161
• Taxable income: $7,938
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $6,196/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: 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

-18.6% since first listed

5 events — show timeline

• 2026-06-10 Listed $39,900 CRMLS
• 2026-05-31 Listing Removed — CRMLS
• 2025-12-20 Price Changed $42,900 CRMLS
• 2025-07-18 Price Changed $44,000 CRMLS
• 2025-01-25 Listed $49,000 CRMLS