6130 Camino Real #132 · Jurupa Valley, CA 92509

$105,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 22 Days on market

Built 1977 Fair condition

---

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
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special or perfect opportunity for a handy buyer ready to bring new life to this manufactured home. Featuring 2 bedrooms and 1 bathroom, this property offers a functional layout with a cozy living room, kitchen area, small front porch, and covered carport. Conveniently located near main roads, shopping, dining, and everyday services, the location provides easy access for commuting and daily living. The home does require repairs, updates, and general TLC, but it offers plenty of potential for the right buyer. Whether you are looking for your next investment project, rental opportunity, or an affordable home to renovate and personalize, this property is full of possibilities. The out

Key facts

• Cozy living room
• Small front porch
• Covered carport

Tags

• COZY LIVING ROOM
• SMALL FRONT PORCH
• COVERED CARPORT
• OUTDOOR SPACE
• EXISTING FLOOR PLAN

Property features AI

Finance

• Other: Living area source: other; Lot classified as 0-1 unit/acre; Elevation measured in feet; Directions: Enter through the main entrance on Camino Real; at the fork keep left, turn right onto Club Cir Dr, then right onto Janie St — property is on the right.
• HOA & community: Land lease in park (Jurupa Hills Cascade); Manager approval required for residency; Pet policy: call for details; Land lease amount $1,345

Exterior

• Parking: 2 paved parking spaces; 2 carport spaces
• Utilities: Public sewer; District/public water
• Home design: Single-wide mobile home (12' x 60'); Single story
• Construction: Mobile home remains on site
• Exterior features: Community pool; Suburban community with park

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level home; Entry on the left side
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; solid renter incomes; 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 $726 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 + 1.3% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.07% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.60%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.45×
• Total profit: $42,732
• Equity at exit: $15,656

10-year hold

• IRR: 41.0%
• Equity multiple: 4.55×
• Total profit: $104,479
• Equity at exit: $9,078

Cash invested: $29,400 (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 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $995

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,067	-5% $1,031	+0% $995	+5% $958	+10% $922
Rent	-10% $823	-5% $909	+0% $995	+5% $1,081	+10% $1,167
Rate	-1.0pp $1,048	-0.5pp $1,021	base $995	+0.5pp $968	+1.0pp $940

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 22 DOM
2. 2026-06-17
   days on market $105,000 Active 21 DOM
3. 2026-06-16
   days on market $105,000 Active 20 DOM
4. 2026-06-15
   days on market $105,000 Active 19 DOM
5. 2026-06-13
   days on market $105,000 Active 17 DOM
6. 2026-06-13
   days on market $105,000 Active 16 DOM
7. 2026-06-09
   days on market $105,000 Active 13 DOM
8. 2026-06-08
   days on market $105,000 Active 12 DOM
9. 2026-06-07
   days on market $105,000 Active 11 DOM
10. 2026-06-04
    days on market $105,000 Active 8 DOM
11. 2026-06-03
    days on market $105,000 Active 7 DOM
12. 2026-06-02
    days on market $105,000 Active 6 DOM
13. 2026-06-01
    days on market $105,000 Active 5 DOM
14. 2026-05-31
    days on market $105,000 Active 4 DOM
15. 2026-05-28
    price $105,000
16. 2026-05-27
    listed $98,000 Active

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,132
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$3,055
• Taxable income: $10,915
• Est. tax owed @ 24.0%: −$2,620
• After-tax cash flow: $9,317/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Potential investors can expect a good return on investment with a focus on enhancing the interior and exterior aesthetics.

Repairs flagged

• Minor kitchen backsplash — dated appearance
• Minor bathroom fixtures — functional but dated
• Minor exterior siding — some wear
• Minor interior paneling — some wear

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace kitchen backsplash — modernizes kitchen and adds value
• Both repair exterior siding — improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · dated appearance	Minor	$500–3,000
bathroom fixtures · functional but dated	Minor	$500–3,000
exterior siding · some wear	Minor	$500–3,000
interior paneling · some wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace kitchen backsplash — modernizes kitchen and adds value ↑
• Both repair exterior siding — improves curb appeal and 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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

+7.1% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $105,000 CRMLS
• 2026-05-27 Listed $98,000 CRMLS