21100 State St #84 · San Jacinto, CA 92583

$84,900

2 bd · 2.0 ba · 1,368 sqft · Manufactured · 139 Days on market

Built 1971 Good condition $62/sqft · 13% above area Est $75k · 13% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully upgraded, move-in ready home located in the highly desirable Country Lake Mobile Home Park, a peaceful and well-maintained 55+ senior community in San Jacinto. This spacious 1,368 sq. ft. home offers 2 bedrooms and 2 full bathrooms with an open, bright layout filled with natural light. Recent upgrades include a brand-new roof, new flooring throughout, fresh interior and exterior paint, updated lighting and ceilings, and a newly built patio perfect for relaxing or entertaining outdoors. The community features resort-style amenities including a swimming pool and jacuzzi, clubhouse, scenic lake, activity center, billiards room, shuffleboard, horseshoes, banquet room, library, RV storage, laundry facilities, and regular community events. Space rent is approximately $770/month (buyer to verify with park). Easy owner financing available — no bank required. Sale subject to park approval. Don’t miss this opportunity to own a beautifully updated home in one of San Jacinto’s most sought-after senior communities.

Key facts

• Upgraded home
• New flooring
• Fresh interior paint

Tags

• UPGRADED HOME
• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• UPDATED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: Clayton A. Record Jr. Elementary (math 10% / reading 30%, grade F, #1,242 of 1,571 statewide, top 80%, 551 students, 81% 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 85% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 36% 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 $587 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.39% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.21%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $75,000
• List price: $84,900
• Delta: 13.20%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 State St #217	0.00mi	2/2.0	1,440 (+5%)	0mo	$75,000	$52	91
21100 State St Unit 217A	0.00mi	2/2.0	1,344 (-2%)	7mo	$65,000	$48	91
21100 State St #68	0.00mi	2/2.0	1,440 (+5%)	2mo	$35,000	$24	90
21100 State St #310	0.00mi	2/2.0	1,424 (+4%)	12mo	$109,000	$77	83
21100 State St #233	0.00mi	2/2.0	1,280 (-6%)	8mo	$45,000	$35	83
21100 State St #66	0.25mi	2/2.0	1,400 (+2%)	6mo	$79,900	$57	80
21100 State St #373	0.00mi	3/2.0 (+1)	1,469 (+7%)	5mo	$93,000	$63	78
21100 State St #353	0.00mi	3/2.0 (+1)	1,440 (+5%)	10mo	$105,150	$73	78
21100 State St #251	0.00mi	3/2.0 (+1)	1,248 (-9%)	7mo	$60,000	$48	74
21100 State St #7	0.00mi	3/2.0 (+1)	1,536 (+12%)	1mo	$99,888	$65	74
21100 State St #324	0.00mi	2/2.0	1,196 (-13%)	14mo	$128,000	$107	68
21100 State St #330	0.25mi	3/2.0 (+1)	1,200 (-12%)	3mo	$52,000	$43	60

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: 48.6%
• Equity multiple: 3.11×
• Total profit: $50,099
• Equity at exit: $12,659

10-year hold

• IRR: 54.0%
• Equity multiple: 6.20×
• Total profit: $123,730
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,015

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,073	-5% $1,044	+0% $1,015	+5% $985	+10% $956
Rent	-10% $854	-5% $935	+0% $1,015	+5% $1,095	+10% $1,175
Rate	-1.0pp $1,057	-0.5pp $1,036	base $1,015	+0.5pp $993	+1.0pp $970

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1397 Bushy Tail Trl San Jacinto, CA	2.0	2.0	937	$1,795	$1.92	45d	1	0.54mi
1344 Sierra Seneca Dr San Jacinto, CA	2.0	2.0	1100	$2,000	$1.82	6d	1	0.60mi
1318 Bushy Tail Trl San Jacinto, CA	2.0	2.0	1040	$1,750	$1.68	26d	1	0.62mi
1311 Heritage Ranch Rd San Jacinto, CA	2.0	1.5	900	$1,750	$1.94	45d	1	0.78mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	4d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $84,900 Active 139 DOM
2. 2026-06-18
   days on market $84,900 Active 136 DOM
3. 2026-06-17
   days on market $84,900 Active 135 DOM
4. 2026-06-16
   days on market $84,900 Active 134 DOM
5. 2026-06-15
   days on market $84,900 Active 133 DOM
6. 2026-06-13
   days on market $84,900 Active 131 DOM
7. 2026-06-13
   days on market $84,900 Active 130 DOM
8. 2026-06-09
   days on market $84,900 Active 127 DOM
9. 2026-06-08
   days on market $84,900 Active 126 DOM
10. 2026-06-07
    days on market $84,900 Active 125 DOM
11. 2026-06-04
    days on market $84,900 Active 122 DOM
12. 2026-06-03
    days on market $84,900 Active 121 DOM
13. 2026-06-02
    days on market $84,900 Active 120 DOM
14. 2026-06-01
    days on market $84,900 Active 119 DOM
15. 2026-05-31
    days on market $84,900 Active 118 DOM
16. 2026-03-10
    price $84,900 1063-char remark

    Show marketing remark (1063 chars)

    Welcome to this beautifully upgraded, move-in ready home located in the highly desirable Country Lake Mobile Home Park, a peaceful and well-maintained 55+ senior community in San Jacinto. This spacious 1,368 sq. ft. home offers 2 bedrooms and 2 full bathrooms with an open, bright layout filled with natural light. Recent upgrades include a brand-new roof, new flooring throughout, fresh interior and exterior paint, updated lighting and ceilings, and a newly built patio perfect for relaxing or entertaining outdoors. The community features resort-style amenities including a swimming pool and jacuzzi, clubhouse, scenic lake, activity center, billiards room, shuffleboard, horseshoes, banquet room, library, RV storage, laundry facilities, and regular community events. Space rent is approximately $770/month (buyer to verify with park). Easy owner financing available — no bank required. Sale subject to park approval. Don’t miss this opportunity to own a beautifully updated home in one of San Jacinto’s most sought-after senior communities.

17. 2026-02-02
    listed $79,900 Active 1063-char remark

    Show marketing remark (1063 chars)

    Welcome to this beautifully upgraded, move-in ready home located in the highly desirable Country Lake Mobile Home Park, a peaceful and well-maintained 55+ senior community in San Jacinto. This spacious 1,368 sq. ft. home offers 2 bedrooms and 2 full bathrooms with an open, bright layout filled with natural light. Recent upgrades include a brand-new roof, new flooring throughout, fresh interior and exterior paint, updated lighting and ceilings, and a newly built patio perfect for relaxing or entertaining outdoors. The community features resort-style amenities including a swimming pool and jacuzzi, clubhouse, scenic lake, activity center, billiards room, shuffleboard, horseshoes, banquet room, library, RV storage, laundry facilities, and regular community events. Space rent is approximately $770/month (buyer to verify with park). Easy owner financing available — no bank required. Sale subject to park approval. Don’t miss this opportunity to own a beautifully updated home in one of San Jacinto’s most sought-after senior communities.

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 8 d/yr ≥103°F today · 23 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: $24,323
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$2,470
• Taxable income: $11,508
• Est. tax owed @ 24.0%: −$2,762
• After-tax cash flow: $9,413/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

Good 80/100 Cosmetic rehab

This move-in ready home in Country Lake Mobile Home Park offers a good condition with recent upgrades, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping and patio — Enhances curb appeal and outdoor living space.
• Both New lighting — Improves safety and ambiance indoors and outdoors.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and patio — Enhances curb appeal and outdoor living space. ↑
• Both New lighting — Improves safety and ambiance indoors and outdoors. ↑

ⓘ 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

• 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

+6.3% since first listed

2 events — show timeline

• 2026-03-10 Price Changed $84,900 CRMLS
• 2026-02-02 Listed $79,900 CRMLS