27601 Sun City Blvd #227 · Menifee, CA 92586

$209,999

2 bd · 2.0 ba · 1,027 sqft · Manufactured · 23 Days on market

Built 2023 Good condition

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Sun City Mobile Home Estates, a desirable 55+ community in the heart of Menifee! This beautiful double wide Colonial style practically NEW manufactured home is a MUST see! This home features a 2 bedroom, 2 bath and offers 1,027 square feet of comfortable living space designed for easy, low maintenance living. Step inside to find a bright and inviting floor plan featuring spacious living area, functional kitchen and generously sized bedrooms. The primary suite includes its own private bathroom, providing a comfortable retreat at the end of the day. Enjoy a peaceful lifestyle this vibrant community offers while being near shopping centers, restaurants, grocery stores and local pa

Key facts

• Community pool
• Built 2023
• Listed 22 days

Property features AI

Finance

• Other: Pets allowed
• Financial info: Land lease: $674.46 (current)
• HOA & community: Senior community; Community features: Golf course, biking, dog park, hiking, fishing, street lighting, sidewalks, suburban park

Exterior

• Parking: Located in Sun City Mobile Home Estates (space 227)
• Utilities: Public/District water; Sewer or septic (unknown)
• Home design: Single-story mobile home; Model SR 24442A; Mobile home remains
• Construction: Mobile width 23; Mobile length 44; 1 total story; Year built (per seller)
• Exterior features: Community pool

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Entry level: 1
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Recessed lighting; Front entry
• Laundry & utility: Laundry room (individual room); Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.6% in Menifee — 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 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: schools D+, health & safety D+, amenities D.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 196 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,290/mo this rent would consume 48% of the median local household income ($58k/yr) (locally 1163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($207k) 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 $206,849 (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: 1.09% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $80,106
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27601 Sun City Blvd Spc 194	0.00mi	2/2.0	1,040 (+1%)	14mo	$110,000	$106	86
27601 Sun City Blvd #291	0.00mi	2/2.0	1,060 (+3%)	20mo	$110,000	$104	78
27601 Sun City Blvd #248	0.07mi	2/2.0	1,080 (+5%)	12mo	$70,000	$65	78
27601 Sun City Blvd #37	0.00mi	2/2.0	1,080 (+5%)	17mo	$105,000	$97	78
27601 Sun City Blvd #143	0.05mi	2/2.0	1,068 (+4%)	18mo	$115,000	$108	76
27150 Shadel Rd #108	0.49mi	2/2.0	1,080 (+5%)	1mo	$72,500	$67	68
27150 Shadel Rd #82	0.49mi	2/2.0	1,120 (+9%)	4mo	$75,000	$67	59
27150 Shadel Rd #75	0.32mi	2/1.0	960 (-6%)	14mo	$59,000	$61	58
27150 Shadel Rd #37	0.32mi	2/2.0	1,120 (+9%)	20mo	$48,000	$43	54
27250 Murrieta Rd #378	0.70mi	2/2.0	1,150 (+12%)	3mo	$90,000	$78	44
27250 Murrieta Rd #28	0.70mi	2/2.0	960 (-6%)	24mo	$72,500	$76	37
27250 Murrieta Rd #59	0.70mi	2/2.0	1,150 (+12%)	14mo	$160,000	$139	36

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $6,442
• Equity at exit: $31,312

10-year hold

• IRR: 14.9%
• Equity multiple: 2.37×
• Total profit: $80,267
• Equity at exit: $18,157

Cash invested: $58,800 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 196
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $521

Break-even live

Break-even rent $1,631

Max offer price $209,999

Occupancy floor 72%

Sensitivity live

Price	-10% $640	-5% $580	+0% $521	+5% $461	+10% $402
Rent	-10% $340	-5% $430	+0% $521	+5% $611	+10% $702
Rate	-1.0pp $627	-0.5pp $574	base $521	+0.5pp $466	+1.0pp $411

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27051 Sun City Blvd Unit 1 Menifee, CA	2.0	1.0	729	$1,975	$2.71	0d	1	0.58mi
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	0d	1	0.58mi
28244 Encanto Dr Menifee, CA	2.0	2.0	900	$2,300	$2.56	0d	1	0.66mi
28301 Encanto Dr Unit 10 Menifee, CA	2.0	2.0	900	$2,200	$2.44	19d	1	0.70mi
28082 Bavaria Dr Menifee, CA	2.0	2.0	1065	$2,250	$2.11	0d	1	0.74mi
28301 Encanto Dr Menifee, CA	2.0	1.0–2.0	873	$2,025	$2.32	0d	5	0.78mi
26217 Birkdale Rd Menifee, CA	1.0	1.0	876	$2,150	$2.45	0d	1	0.81mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	3d	1	0.83mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	0d	1	0.85mi
28230 Avenida Francesca Menifee, CA	2.0	2.0	1116	$2,250	$2.02	0d	1	0.87mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	0d	1	0.88mi
28377 Encanto Dr Menifee, CA	1.0–3.0	1.0–2.0	815	$2,150	$2.64	0d	7	0.90mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	0d	1	1.00mi
28323 Murrieta Rd Menifee, CA	2.0	2.0	1098	$2,350	$2.14	21d	1	1.06mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	23d	1	1.16mi
27757 Aspel Rd Menifee, CA	1.0–2.0	1.0–2.0	1026	$2,822	$2.75	0d	17	1.26mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	16d	1	1.29mi
28880 Amersfoot Way Menifee, CA	2.0	2.0	1386	$2,400	$1.73	0d	1	1.36mi
28461 Portsmouth Dr Menifee, CA	3.0	2.0	1450	$2,685	$1.85	0d	1	1.45mi
27077 El Rancho Dr Menifee, CA	3.0	2.0	1364	$2,499	$1.83	0d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $209,999 Active 23 DOM
2. 2026-06-18
   days on market $209,999 Active 20 DOM
3. 2026-06-17
   days on market $209,999 Active 19 DOM
4. 2026-06-16
   days on market $209,999 Active 18 DOM
5. 2026-06-15
   days on market $209,999 Active 17 DOM
6. 2026-06-13
   days on market $209,999 Active 15 DOM
7. 2026-06-09
   days on market $209,999 Active 11 DOM
8. 2026-06-08
   days on market $209,999 Active 10 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $209,999 Active 9 DOM
11. 2026-06-04
    days on market $209,999 Active 6 DOM
12. 2026-06-03
    days on market $209,999 Active 5 DOM
13. 2026-06-02
    days on market $209,999 Active 4 DOM
14. 2026-06-01
    days on market $209,999 Active 3 DOM
15. 2026-05-31
    days on market $209,999 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,196 · $100/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$400/yr (+$33/mo · 33.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,483
• − Mortgage interest: −$11,763
• − Property taxes: −$1,196
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$6,109
• Taxable income: $2,967
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $5,538/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a well-maintained exterior and interior. It has a good roof, flooring, and HVAC system. The landscaping and curb appeal are attractive. Painting the exterior and cleaning the HVAC unit can further enhance its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase the home's value.
• Both Clean the HVAC unit — A clean HVAC unit can improve air quality and reduce energy costs, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase the home's value. ↑
• Both Clean the HVAC unit — A clean HVAC unit can improve air quality and reduce energy costs, making the home more attractive to buyers and renters. ↑

ⓘ 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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 1% Other Indo-European 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

• 2026-05-29 Listed $209,999 CRMLS