10320 Calimesa Blvd #264 · Calimesa, CA 92320

$142,500

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 88 Days on market

Built 1976 Fair condition $102/sqft · 39% below area Est $232k · 39% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2-bedroom, 2-bath home offers 1,392 sq. ft. of comfortable living space with an open layout that feels light and inviting. The dining area features charming built-ins, adding both character and functionality, and the kitchen includes a breakfast bar for casual dining or entertaining. Just off the main living space, you’ll find an enclosed sunroom that offers incredible flexibility, perfect for a workshop, hobby space, art studio, or simply a relaxing bonus room. The sunroom is already set up with 220V power, making it ideal for projects or workspace needs. There is also 220V available at the carport for added convenience. Inside, you’ll find new laminate flooring throughout the main living areas and bedrooms, giving the home a fresh, updated feel. The kitchen comes equipped with newer appliances, and the home also features a newer A/C unit and roof, saving you from major future expenses. The primary bedroom offers lovely views right from the window, creating a peaceful space to start and end your day. The layout also offers easy, convenient access from the back entry, and there’s a huge 7x17 shed on the property for even more storage or workspace. Located in Rancho Calimesa Mobile Park, a peaceful 55+ community with a charming country feel, you’ll enjoy a quiet setting that still keeps you close to shopping, local events, and easy freeway access. Community amenities include a pool and spa, picnic areas, and a clubhouse for gatherings and activities. This home truly offers comfort, flexibility, and a relaxed lifestyle. Schedule your tour today!

Key facts

• Enclosed sunroom
• Open layout
• 220v power

Tags

• OPEN LAYOUT
• BUILT-INS
• BREAKFAST BAR
• ENCLOSED SUNROOM
• 220V POWER
• NEW LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 6.7% in Calimesa — 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 55/100 on livability (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, amenities F, commute F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookside Elementary (706 students, 68% FRL); Mountain View Middle (935 students, 68% FRL); Beaumont Senior High (math 36% / reading 63%, grade D, #352 of 1,170 statewide, top 31%, 3,328 students, 62% FRL) — zoned schools average 66% FRL vs 45% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 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 $985 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $40k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.13%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $231,847
• List price: $142,500
• Delta: -38.54%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10320 Calimesa Blvd #98	0.03mi	2/2.0	1,394 (+0%)	18mo	$155,000	$111	83
10320 Calimesa Blvd #362	0.08mi	2/2.0	1,344 (-3%)	18mo	$97,000	$72	75
10320 Calimesa #257	0.18mi	2/2.0	1,248 (-10%)	2mo	$80,000	$64	72
10320 Calimesa Blvd #53	0.08mi	2/2.0	1,248 (-10%)	13mo	$138,000	$111	69
10320 Calimesa Blvd #260	0.34mi	2/2.0	1,440 (+3%)	13mo	$130,000	$90	68
10320 Calimesa Blvd #58	0.00mi	2/2.0	1,225 (-12%)	18mo	$193,500	$158	65
10320 Calimesa Blvd, SPC 267	0.34mi	2/2.0	1,440 (+3%)	18mo	$127,500	$89	63
10320 Calimesa Blvd #274	0.34mi	2/2.0	1,440 (+3%)	18mo	$138,500	$96	63
9597 Rosedale	0.63mi	2/2.0	1,440 (+3%)	5mo	$290,000	$201	61
9699 Crestknoll Dr	0.56mi	2/2.0	1,344 (-3%)	11mo	$195,000	$145	59
9518 Crestknoll Dr	0.68mi	2/2.0	1,440 (+3%)	18mo	$334,000	$232	47
9610 Rosedale Dr	0.59mi	2/2.0	1,272 (-9%)	21mo	$180,500	$142	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.76×
• Total profit: $30,171
• Equity at exit: $21,247

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $94,953
• Equity at exit: $12,321

Cash invested: $39,900 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 66
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$747
• Tax est. 1.5%: −$178 /mo · $2,138/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $836

Break-even live

Break-even rent $1,247

Max offer price $142,500

Occupancy floor 59%

Sensitivity live

Price	-10% $934	-5% $885	+0% $836	+5% $786	+10% $737
Rent	-10% $654	-5% $745	+0% $836	+5% $927	+10% $1,018
Rate	-1.0pp $907	-0.5pp $872	base $836	+0.5pp $799	+1.0pp $761

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $142,500 Active 88 DOM
2. 2026-06-18
   days on market $142,500 Active 85 DOM
3. 2026-06-17
   days on market $142,500 Active 84 DOM
4. 2026-06-16
   days on market $142,500 Active 83 DOM
5. 2026-06-15
   days on market $142,500 Active 82 DOM
6. 2026-06-13
   days on market $142,500 Active 80 DOM
7. 2026-06-13
   days on market $142,500 Active 79 DOM
8. 2026-06-09
   days on market $142,500 Active 76 DOM
9. 2026-06-08
   days on market $142,500 Active 75 DOM
10. 2026-06-07
    days on market $142,500 Active 74 DOM
11. 2026-06-04
    days on market $142,500 Active 71 DOM
12. 2026-06-03
    days on market $142,500 Active 70 DOM
13. 2026-06-02
    days on market $142,500 Active 69 DOM
14. 2026-06-01
    days on market $142,500 Active 68 DOM
15. 2026-05-31
    days on market $142,500 Active 67 DOM
16. 2026-04-20
    price $142,500 1614-char remark

    Show marketing remark (1614 chars)

    This well-maintained 2-bedroom, 2-bath home offers 1,392 sq. ft. of comfortable living space with an open layout that feels light and inviting. The dining area features charming built-ins, adding both character and functionality, and the kitchen includes a breakfast bar for casual dining or entertaining. Just off the main living space, you’ll find an enclosed sunroom that offers incredible flexibility, perfect for a workshop, hobby space, art studio, or simply a relaxing bonus room. The sunroom is already set up with 220V power, making it ideal for projects or workspace needs. There is also 220V available at the carport for added convenience. Inside, you’ll find new laminate flooring throughout the main living areas and bedrooms, giving the home a fresh, updated feel. The kitchen comes equipped with newer appliances, and the home also features a newer A/C unit and roof, saving you from major future expenses. The primary bedroom offers lovely views right from the window, creating a peaceful space to start and end your day. The layout also offers easy, convenient access from the back entry, and there’s a huge 7x17 shed on the property for even more storage or workspace. Located in Rancho Calimesa Mobile Park, a peaceful 55+ community with a charming country feel, you’ll enjoy a quiet setting that still keeps you close to shopping, local events, and easy freeway access. Community amenities include a pool and spa, picnic areas, and a clubhouse for gatherings and activities. This home truly offers comfort, flexibility, and a relaxed lifestyle. Schedule your tour today!

17. 2026-03-25
    listed $150,000 Active 1614-char remark

    Show marketing remark (1614 chars)

    This well-maintained 2-bedroom, 2-bath home offers 1,392 sq. ft. of comfortable living space with an open layout that feels light and inviting. The dining area features charming built-ins, adding both character and functionality, and the kitchen includes a breakfast bar for casual dining or entertaining. Just off the main living space, you’ll find an enclosed sunroom that offers incredible flexibility, perfect for a workshop, hobby space, art studio, or simply a relaxing bonus room. The sunroom is already set up with 220V power, making it ideal for projects or workspace needs. There is also 220V available at the carport for added convenience. Inside, you’ll find new laminate flooring throughout the main living areas and bedrooms, giving the home a fresh, updated feel. The kitchen comes equipped with newer appliances, and the home also features a newer A/C unit and roof, saving you from major future expenses. The primary bedroom offers lovely views right from the window, creating a peaceful space to start and end your day. The layout also offers easy, convenient access from the back entry, and there’s a huge 7x17 shed on the property for even more storage or workspace. Located in Rancho Calimesa Mobile Park, a peaceful 55+ community with a charming country feel, you’ll enjoy a quiet setting that still keeps you close to shopping, local events, and easy freeway access. Community amenities include a pool and spa, picnic areas, and a clubhouse for gatherings and activities. This home truly offers comfort, flexibility, and a relaxed lifestyle. Schedule your tour today!

18. 2025-07-28
    soldstatus $140,000 Closed Sale 956-char remark

    Show marketing remark (956 chars)

    Welcome to Rancho Calimesa Mobile Park, a peaceful, country-feel, 55+ community with all the conveniences of nearby shopping, local events, and easy freeway access. As you travel the scenic outer road, you’ll feel a world away from the bustle—yet everything you need is close by! Home Features 2-bedroom, 2-bath, 1,392 sq. ft. of comfortable living space. Enjoy extra space with the enclosed sunroom, perfect for relaxing, arts and crafts or tools. You'll appreciate the no-stair entry at the back door—no steep steps or unstable railings to worry about! The kitchen comes complete with newer appliances. Newer air conditioning unit and roof, saving you the hassle and cost of replacement. Community amenities include a sparkling pool and spa, picnic areas, and a clubhouse for gatherings and activities. This home checks all the boxes for comfort, accessibility, and style. Don’t miss out—call today to schedule your showing!

19. 2025-06-29
    status Pending Sale 956-char remark

    Show marketing remark (956 chars)

    Welcome to Rancho Calimesa Mobile Park, a peaceful, country-feel, 55+ community with all the conveniences of nearby shopping, local events, and easy freeway access. As you travel the scenic outer road, you’ll feel a world away from the bustle—yet everything you need is close by! Home Features 2-bedroom, 2-bath, 1,392 sq. ft. of comfortable living space. Enjoy extra space with the enclosed sunroom, perfect for relaxing, arts and crafts or tools. You'll appreciate the no-stair entry at the back door—no steep steps or unstable railings to worry about! The kitchen comes complete with newer appliances. Newer air conditioning unit and roof, saving you the hassle and cost of replacement. Community amenities include a sparkling pool and spa, picnic areas, and a clubhouse for gatherings and activities. This home checks all the boxes for comfort, accessibility, and style. Don’t miss out—call today to schedule your showing!

20. 2025-05-12
    listed $150,000 Active 956-char remark

    Show marketing remark (956 chars)

    Welcome to Rancho Calimesa Mobile Park, a peaceful, country-feel, 55+ community with all the conveniences of nearby shopping, local events, and easy freeway access. As you travel the scenic outer road, you’ll feel a world away from the bustle—yet everything you need is close by! Home Features 2-bedroom, 2-bath, 1,392 sq. ft. of comfortable living space. Enjoy extra space with the enclosed sunroom, perfect for relaxing, arts and crafts or tools. You'll appreciate the no-stair entry at the back door—no steep steps or unstable railings to worry about! The kitchen comes complete with newer appliances. Newer air conditioning unit and roof, saving you the hassle and cost of replacement. Community amenities include a sparkling pool and spa, picnic areas, and a clubhouse for gatherings and activities. This home checks all the boxes for comfort, accessibility, and style. Don’t miss out—call today to schedule your showing!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,653
• − Mortgage interest: −$7,982
• − Property taxes: −$2,138
• − Insurance: −$712
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$4,145
• Taxable income: $8,251
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $8,048/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 home requires moderate renovations to update the kitchen and bathrooms, paint the interior and exterior, and improve the landscaping. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major interior walls — dated wood paneling and peeling wallpaper
• Moderate exterior paint — could benefit from fresh paint

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — outdated fixtures will deter potential buyers
• Resale paint interior walls — fresh paint will make the interior look more appealing
• Resale paint exterior — fresh paint will improve curb appeal
• Both landscaping — improved landscaping will enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
interior walls · dated wood paneling and peeling wallpaper	Major	$15,000–50,000
exterior paint · could benefit from fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — outdated fixtures will deter potential buyers ↑
• Resale paint interior walls — fresh paint will make the interior look more appealing ↑
• Resale paint exterior — fresh paint will improve curb appeal ↑
• Both landscaping — improved landscaping will enhance both resale and rental 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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

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: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

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: ▼ -104.13%
• Current HPI: 364.3627
• Rent YoY: —
• Metro: —
• 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

-5.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $142,500 CRMLS
• 2026-03-25 Listed $150,000 CRMLS
• 2025-07-28 Sold (MLS) $140,000 CRMLS
• 2025-06-29 Pending — CRMLS
• 2025-05-12 Listed $150,000 CRMLS