2595 Atlanta #19 · Riverside, CA 92507

$216,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 79 Days on market

Built 1985 $161/sqft · 31% above area Est $165k · 31% over

---

Why this score? — see what drove the D+ 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the highly desirable Santiago Estates! This beautifully remodeled, turnkey property is ready for you to move right in and start enjoying. Step inside to a bright and spacious 1,344 sq ft layout featuring 3 bedrooms + Office and 2 bathrooms, designed with both comfort and style in mind. The stunning upgraded kitchen is the heart of the home, complemented by dual-pane windows and sleek laminate wood flooring throughout. The oversized primary suite offers a private retreat with its own ensuite bathroom, perfect for relaxing at the end of the day. Enjoy peace of mind with major upgrades including a newer AC and heating system, new ducting, and fresh interior and exterior paint. Outside, you’ll love the low-maintenance yard—ideal for easy living without sacrificing outdoor space. Plus, Santiago Estates offers fantastic community amenities including a sparkling pool and spa. Conveniently located near shopping, dining, and freeway access, this home truly has it all. Don’t miss this incredible opportunity—schedule your private showing today before it’s gone!

Key facts

• Newer ac
• Dual-pane windows
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• DUAL-PANE WINDOWS
• LAMINATE WOOD FLOORING
• OVERSIZED PRIMARY SUITE
• ENSUITE BATHROOM
• NEWER AC

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $216k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $216k).
• Recommended offer: $203k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 156 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 79 days — a 6% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago 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: major flood risk; major 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 $203,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $165,000
• List price: $216,000
• Delta: 30.91%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 Massachussetts Ave #94	0.15mi	3/2.0 (+1)	1,300 (-3%)	0mo	$185,000	$142	83
79 Round Table Dr	0.21mi	2/2.0	1,344 (0%)	16mo	$110,000	$82	77
2595 Atlanta Ave #19	0.00mi	3/2.0 (+1)	1,344 (0%)	24mo	$190,000	$141	75
2595 Atlanta #33	0.00mi	3/2.0 (+1)	1,344 (0%)	24mo	$220,000	$164	75
98 Sir Galahad Dr	0.20mi	3/2.0 (+1)	1,248 (-7%)	13mo	$159,900	$128	63
1560 Massachusetts Ave #138	0.09mi	3/2.0 (+1)	1,440 (+7%)	20mo	$179,900	$125	62
2 Round Table Dr	0.18mi	2/2.0	1,224 (-9%)	18mo	$121,000	$99	61

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-17,994
• Equity at exit: $32,206

10-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-8,525
• Equity at exit: $18,676

Cash invested: $60,480 (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 92507

• Rents YoY: 0.5%
• Active inventory: 156
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,133
• Tax est. 1.5%: −$270 /mo · $3,240/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $356

Break-even live

Break-even rent $1,890

Max offer price $216,000

Occupancy floor 80%

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,030	$2.23	2d	1	0.08mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	43d	1	0.23mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	1d	1	0.30mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	43d	7	0.41mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	1d	7	0.46mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	10d	4	0.54mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	43d	1	0.59mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	2d	1	0.65mi
1662 Palermo Dr Riverside, CA	1.0	1.0	1657	$1,000	$0.60	19d	1	0.71mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$545	$0.65	43d	1	0.71mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$2,225	$2.06	1d	4	0.72mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	12d	1	0.82mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	24d	1	0.82mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,339	$3.12	2d	13	0.83mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	43d	1	0.92mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	43d	1	0.93mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	43d	1	0.94mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	43d	1	0.94mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	18d	1	0.96mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,462	$2.13	12d	1	1.01mi
3131 Watkins Dr Riverside, CA	2.0	2.0	1030	$2,110	$2.05	2d	4	1.02mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	10d	1	1.14mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	3d	1	1.15mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	43d	1	1.19mi
3647 Elliotta Dr Riverside, CA	2.0	2.0	1050	$2,895	$2.76	43d	1	1.29mi
3452 Mulberry St Unit 2 Riverside, CA	2.0	1.0	927	$1,795	$1.94	43d	1	1.33mi
3745 Strong St Riverside, CA	1.0–2.0	1.0	782	$1,995	$2.55	4d	2	1.36mi
3050 Mission Inn Ave Riverside, CA	2.0	1.0–2.0	700	$2,675	$3.82	4d	10	1.38mi
1066 Orange St Unit 1090-2 Riverside, CA	1.0	1.0	880	$1,595	$1.81	24d	1	1.39mi
3451 5th St Riverside, CA	3.0	2.0	1700	$3,250	$1.91	4d	1	1.44mi
3451 5th St Unit 3451 Riverside, CA	3.0	2.0	1700	$3,295	$1.94	4d	1	1.44mi
3845 Strong St Riverside, CA	3.0	2.0	1032	$2,800	$2.71	43d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $216,000 Active 79 DOM
2. 2026-06-15
   days on market $216,000 Active 78 DOM
3. 2026-06-13
   days on market $216,000 Active 76 DOM
4. 2026-06-13
   days on market $216,000 Active 75 DOM
5. 2026-06-09
   days on market $216,000 Active 72 DOM
6. 2026-06-08
   days on market $216,000 Active 71 DOM
7. 2026-06-07
   days on market $216,000 Active 70 DOM
8. 2026-06-04
   days on market $216,000 Active 67 DOM
9. 2026-06-03
   days on market $216,000 Active 66 DOM
10. 2026-06-02
    days on market $216,000 Active 65 DOM
11. 2026-06-01
    days on market $216,000 Active 64 DOM
12. 2026-05-31
    days on market $216,000 Active 63 DOM
13. 2026-03-29
    listed $216,000 Active 1126-char remark

    Show marketing remark (1126 chars)

    Welcome to your dream home in the highly desirable Santiago Estates! This beautifully remodeled, turnkey property is ready for you to move right in and start enjoying. Step inside to a bright and spacious 1,344 sq ft layout featuring 3 bedrooms + Office and 2 bathrooms, designed with both comfort and style in mind. The stunning upgraded kitchen is the heart of the home, complemented by dual-pane windows and sleek laminate wood flooring throughout. The oversized primary suite offers a private retreat with its own ensuite bathroom, perfect for relaxing at the end of the day. Enjoy peace of mind with major upgrades including a newer AC and heating system, new ducting, and fresh interior and exterior paint. Outside, you’ll love the low-maintenance yard—ideal for easy living without sacrificing outdoor space. Plus, Santiago Estates offers fantastic community amenities including a sparkling pool and spa. Conveniently located near shopping, dining, and freeway access, this home truly has it all. Don’t miss this incredible opportunity—schedule your private showing today before it’s gone!

14. 2024-07-03
    soldstatus $190,000 Closed Sale 597-char remark

    Show marketing remark (597 chars)

    Welcome to this Turnkey home located in Santiago Estates. It has been completely remodeled. It has a gorgeous kitchen, dual pane windows and laminate wood floors throughout the home. It is very spacious at 1,344 square feet. The home features 3 bedrooms and 2 bathrooms. It has a big primary bedroom with an ensuite bathroom. It has an upgraded AC and heating system with new ducts and new paint inside and out . The yard is spacious and requires low maintenance. There is a community pool and spa. This property is located close to shopping , restaurants, and the freeway. This is a must see !!!

15. 2024-06-18
    status Pending Sale 597-char remark

    Show marketing remark (597 chars)

    Welcome to this Turnkey home located in Santiago Estates. It has been completely remodeled. It has a gorgeous kitchen, dual pane windows and laminate wood floors throughout the home. It is very spacious at 1,344 square feet. The home features 3 bedrooms and 2 bathrooms. It has a big primary bedroom with an ensuite bathroom. It has an upgraded AC and heating system with new ducts and new paint inside and out . The yard is spacious and requires low maintenance. There is a community pool and spa. This property is located close to shopping , restaurants, and the freeway. This is a must see !!!

16. 2024-06-11
    listed $189,000 Active 597-char remark

    Show marketing remark (597 chars)

    Welcome to this Turnkey home located in Santiago Estates. It has been completely remodeled. It has a gorgeous kitchen, dual pane windows and laminate wood floors throughout the home. It is very spacious at 1,344 square feet. The home features 3 bedrooms and 2 bathrooms. It has a big primary bedroom with an ensuite bathroom. It has an upgraded AC and heating system with new ducts and new paint inside and out . The yard is spacious and requires low maintenance. There is a community pool and spa. This property is located close to shopping , restaurants, and the freeway. This is a must see !!!

17. 2023-08-02
    soldstatus $175,000 Closed Sale
18. 2023-06-27
    historical Active Under Contract
19. 2023-06-21
    listed $169,000 Active
20. 2018-10-18
    historical
21. 2018-10-05
    status Active
22. 2018-09-05
    historical Hold Do Not Show
23. 2018-08-17
    price $84,999
24. 2018-08-02
    price $94,999
25. 2018-05-01
    price $89,498
26. 2018-04-18
    listed $85,000 Active
27. 2004-07-31
    historical
28. 2004-03-31
    listed $58,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,076
• − Mortgage interest: −$12,099
• − Property taxes: −$3,240
• − Insurance: −$1,080
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$6,284
• Taxable income: $880
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $4,056/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: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3590.0

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: Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Lithuanian 1% Ukrainian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• 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

+269.2% since first listed

16 events — show timeline

• 2026-03-29 Listed $216,000 CRMLS
• 2024-07-03 Sold (MLS) $190,000 CRMLS
• 2024-06-18 Pending — CRMLS
• 2024-06-11 Listed $189,000 CRMLS
• 2023-08-02 Sold (MLS) $175,000 CRMLS
• 2023-06-27 Contingent — CRMLS
• 2023-06-21 Listed $169,000 CRMLS
• 2018-10-18 Listing Removed — CRMLS
• 2018-10-05 Relisted — CRMLS
• 2018-09-05 Delisted — CRMLS
• 2018-08-17 Price Changed $84,999 CRMLS
• 2018-08-02 Price Changed $94,999 CRMLS
• 2018-05-01 Price Changed $89,498 CRMLS
• 2018-04-18 Listed $85,000 CRMLS
• 2004-07-31 Listing Removed — CRMLS
• 2004-03-31 Listed $58,500 CRMLS

Property tax history

-0.7%/yr

Latest (2025): $248 · -2.1% YoY. Source: county tax records.