6130 Camino Real #106 · Jurupa Valley, CA 92509

$185,250

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 21 Days on market

Built 2015 Est $146k · 27% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in-ready gem located in the desirable all-age community of Jurupa Hills Cascade! This spacious home features 3 generously sized bedrooms, 2 bathrooms, and an open living and kitchen area that creates a comfortable flow for everyday living and entertaining. The kitchen and both bathrooms showcase coordinating cabinetry and countertops for a clean, cohesive look. Additional interior features include an indoor laundry room, a kitchen pantry, and a walk-in closet in the primary bedroom. Enjoy easy living with low-maintenance front and rear yards, covered parking for 2 cars, and additional storage with the included shed. The washer, dryer, and refrigerator are all included,

Key facts

• Covered parking
• Kitchen pantry
• Walk in closet

Tags

• MOVE IN READY
• INDOOR LAUNDRY ROOM
• KITCHEN PANTRY
• WALK IN CLOSET
• LOW MAINTENANCE YARDS
• COVERED PARKING

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed with breed restrictions; Directions within the park: enter and go right at the first stop sign onto Jane Street, then left on Tayo Street; home is on the right
• Financial info: Monthly land lease approximately $1,372 (park-provided amount)
• HOA & community: Park name: Jurupa Hills Cascade; Community features include dog park and street lighting; Land lease (monthly) required

Exterior

• Parking: Covered carport; 2 carport spaces; Driveway parking; Total of 2 parking spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: District/public water; Public sewer / sewer connected; Standard electric service / electricity connected; Natural gas connected; Cable available; Telephone available in street; Water connected
• Home design: Manufactured/double-wide mobile home (Palm Haven model); One story; Turnkey condition; Mobile home remains on site
• Construction: Shingle/composition roof; Built by Skyline Homes, Inc.; Mobile dimensions approximately 13 ft wide by 44 ft long
• Exterior features: Community pool; Yard; One shed on the property; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal; Refrigerator; Gas water heater; Water heater unit
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom; One three-quarter bathroom; Bathrooms include bathtub and shower (shower in tub)
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Open floor plan; Unfurnished; Panel doors; Blinds and window screens; Carbon monoxide and smoke detectors; Single-story home (one level); Main-floor primary bedroom
• Laundry & utility: In-unit laundry; Washer and dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Indian Hills Elementary (459 students, 75% FRL); Jurupa Middle (1,144 students, 75% FRL); Patriot High (math 24% / reading 24%, grade F, #826 of 1,170 statewide, top 80%, 2,532 students, 72% FRL).
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($182k) 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 $182,471 (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 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?
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: 1.49% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.18%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $146,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130 Camino Real #238	0.16mi	3/2.0	1,196 (+1%)	2mo	$190,000	$159	90
6130 Camino Real #130	0.09mi	3/2.0	1,248 (+5%)	9mo	$135,000	$108	80
6130 Camino Real #47	0.20mi	3/2.0	1,176 (-1%)	11mo	$145,000	$123	80
6130 Camino Real #97	0.09mi	2/2.0 (-1)	1,152 (-3%)	11mo	$120,000	$104	77
6130 Camino Real #251	0.09mi	3/2.0	1,296 (+9%)	5mo	$132,000	$102	77
6130 Camino Real #126	0.09mi	3/2.0	1,040 (-12%)	2mo	$155,000	$149	74
6130 Camino Real #230	0.17mi	3/2.0	1,250 (+5%)	14mo	$170,000	$136	72
6130 Camino Real #112	0.05mi	2/2.0 (-1)	1,040 (-12%)	1mo	$149,000	$143	71
6130 Camino Real #95	0.09mi	4/2.0 (+1)	1,320 (+11%)	3mo	$166,800	$126	70
6130 Camino Real #181	0.09mi	3/2.0	1,344 (+13%)	15mo	$155,000	$115	61
6130 Camino Real #244	0.09mi	2/2.0 (-1)	1,344 (+13%)	13mo	$120,000	$89	58
6130 Camino Real #253	0.16mi	3/2.0	1,344 (+13%)	15mo	$165,000	$123	58

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.61×
• Total profit: $31,886
• Equity at exit: $27,621

10-year hold

• IRR: 23.0%
• Equity multiple: 2.83×
• Total profit: $95,000
• Equity at exit: $16,017

Cash invested: $51,870 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$971
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,045

Break-even live

Break-even rent $1,431

Max offer price $185,250

Occupancy floor 57%

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: $46,312
• Closing costs: $5,558
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6322 Brian Cir Jurupa Valley, CA	3.0	2.0	1177	$2,800	$2.38	43d	1	0.46mi

Listing history 15 events

1. 2026-06-18
   days on market $185,250 Active 21 DOM
2. 2026-06-17
   pricedays on market $185,250 Active 20 DOM
3. 2026-06-16
   days on market $195,000 Active 19 DOM
4. 2026-06-15
   days on market $195,000 Active 18 DOM
5. 2026-06-13
   days on market $195,000 Active 16 DOM
6. 2026-06-13
   days on market $195,000 Active 15 DOM
7. 2026-06-09
   days on market $195,000 Active 12 DOM
8. 2026-06-08
   days on market $195,000 Active 11 DOM
9. 2026-06-07
   days on market $195,000 Active 10 DOM
10. 2026-06-04
    days on market $195,000 Active 7 DOM
11. 2026-06-03
    days on market $195,000 Active 6 DOM
12. 2026-06-02
    days on market $195,000 Active 5 DOM
13. 2026-06-01
    days on market $195,000 Active 4 DOM
14. 2026-05-31
    days on market $195,000 Active 3 DOM
15. 2026-05-28
    listed $195,000 Active

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$425/yr (+$35/mo · 43.2%)

ⓘ 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 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: $33,048
• − Mortgage interest: −$10,377
• − Property taxes: −$983
• − Insurance: −$926
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$5,389
• Taxable income: $10,085
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $10,120/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: 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

1 event — show timeline

• 2026-05-28 Listed $195,000 CRMLS

Property tax history

+1.6%/yr

Latest (2025): $983 · +5.4% YoY. Source: county tax records.