38310 Camino Cinife · Murrieta, CA 92563

$299,000

2 bd · 3.0 ba · 1,908 sqft · Manufactured public records · 17 Days on market

Built 1973 4,792 sqft lot Est $460k · 35% under $90/mo HOA · 3% of rent

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, LOCATION! OPPORTUNITY KNOCKS! PRIME lot-RIGHT on the golf course. GREENBELT VIEW! RARE. Perfectly priced. And ready for your custom touches. Welcome to Golf Knolls! Premier 55+ community that's loaded with CHARM and with absolutely FANTASTIC amenities! 3 Bedroom, 2 bath home, approximately 1,900sf. Absolutely centrally located just minutes from shopping, restaurants, services, and very convenient access to both the 15 and 215 freeways. * * OWN THE LAND * * (NO SPACE RENT-EVER!) * * The Golf Knolls HOA includes full EXCLUSIVE MEMBERSHIP and ACCESS to private pool, spa, clubhouse, and a full range of social activities.

Key facts

• Private pool
• Clubhouse
• Spa

Tags

• GREENBELT VIEW
• PRIVATE POOL
• SPA
• CLUBHOUSE
• EXCLUSIVE MEMBERSHIP

Property features AI

Finance

• Other: Community features: curbs, biking paths, street lighting, suburban setting
• Financial info: Special assessments
• HOA & community: Part of Golf Knolls HOA; Monthly association fee ($90); Senior community; Association amenities include pool, spa, clubhouse, gym/exercise room, meeting and banquet rooms, billiard/card rooms, outdoor cooking/barbecue, picnic areas, onsite property management, pet rules, and recreational multipurpose room

Exterior

• Parking: Attached carport; One carport space; One uncovered parking space; Driveway; Total 2 parking spaces
• Utilities: Public sewer; District/public water; Water connected and available; Natural gas connected and available; Electricity connected and available; Cable available; Underground utilities
• Home design: Manufactured house; Single-story; Entry on level 1; Has a view; Shingle roof
• Construction: Shingle roof; No common walls; Year built source: Assessor
• Exterior features: Covered wood rear porch; Wrap-around porch; Deck; Patio; Association spa (in-ground, heated, fenced, community); Association pool (in-ground, lap pool, heated, gunite, exercise pool); On golf course; Level with street; Back yard; Greenbelt; Vinyl fencing

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Kitchen open to family room; Eating area
• Bedrooms: Primary bedroom on the main level; Three main-level bedrooms
• Flooring: Carpet
• Bathrooms: Three full bathrooms; Double sinks in the master bath; Main floor full bath
• Heating & cooling: Central cooling; Forced air heating; Central furnace
• Interior features: High ceilings (9 feet+); Sliding glass door(s); Skylights; One-level floor plan; Main-floor primary bedroom; All bedrooms on main floor; Main floor has 2 bathrooms
• Laundry & utility: Indoor laundry room; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.0% in Murrieta — 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 68/100 on livability (#279 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: health & safety D+, commute F, cost of living F.
• Murrieta Valley Unified (suburban): math 51% / reading 64% proficiency, ranked #255 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 242 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% of the median local income ($125k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $459,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29118 Calle Potro	0.08mi	2/2.0	1,745 (-8%)	1mo	$420,000	$241	77
38138 Calle Quedo	0.50mi	2/2.0	1,908 (0%)	3mo	$430,000	$225	71
38262 Via Oruga	0.07mi	3/2.0 (+1)	1,684 (-12%)	3mo	$436,000	$259	66
28960 Camino Alba	0.28mi	3/2.5 (+1)	2,016 (+6%)	9mo	$338,900	$168	63
38350 Via Taffia	0.21mi	3/2.0 (+1)	1,680 (-12%)	2mo	$380,000	$226	60
38240 Calle Arrebol	0.29mi	2/2.0	1,632 (-14%)	4mo	$292,700	$179	55
28771 Via Estrella	0.51mi	3/2.0 (+1)	2,061 (+8%)	3mo	$405,000	$197	52
38353 Via La Colina	0.54mi	3/2.0 (+1)	2,040 (+7%)	10mo	$499,000	$245	46
38055 Calle Amigable	0.47mi	3/2.0 (+1)	1,716 (-10%)	8mo	$500,000	$291	45
28810 Calle De La Paz	0.46mi	3/2.0 (+1)	1,730 (-9%)	11mo	$260,000	$150	45
38344 Via La Colina	0.51mi	3/2.0 (+1)	1,680 (-12%)	6mo	$479,000	$285	42
38141 Via La Colina	0.61mi	3/2.0 (+1)	1,664 (-13%)	2mo	$479,800	$288	39

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-30,317
• Equity at exit: $44,582

10-year hold

• IRR: -3.9%
• Equity multiple: 0.77×
• Total profit: $-19,511
• Equity at exit: $25,852

Cash invested: $83,720 (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 92563

• Home prices YoY: -17.8%
• Rents YoY: 1.0%
• Active inventory: 242
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,213 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$90
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $382

Break-even live

Break-even rent $2,730

Max offer price $299,000

Occupancy floor 83%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29324 Calle Gaviota Murrieta, CA	3.0	3.0	1854	$3,150	$1.70	43d	1	0.58mi
26254 Douglass Union Ln Murrieta, CA	3.0	2.5	2601	$3,095	$1.19	43d	1	0.77mi
39656 Columbia Union Dr Unit C Murrieta, CA	3.0	2.0	1408	$2,925	$2.08	24d	1	0.79mi
39484 Via Montalvo Murrieta, CA	3.0	2.5	1808	$6,500	$3.60	43d	1	0.80mi
39668 Princeton Way Unit C Murrieta, CA	3.0	2.0	1408	$2,900	$2.06	5d	1	0.81mi
26133 Williams Way Murrieta, CA	3.0	2.0	1408	$3,100	$2.20	43d	1	0.98mi
26900 Winchester Creek Ave Murrieta, CA	1.0–3.0	1.0–2.0	1315	$2,510	$1.91	43d	1	0.99mi
39875 Alpine Union St Unit B Murrieta, CA	3.0	2.5	1654	$2,795	$1.69	43d	1	1.00mi
39930 Alpine Union St Murrieta, CA	3.0	2.5	1654	$2,895	$1.75	5d	1	1.07mi
40213 Calle Real Unit 40213 Murrieta, CA	3.0	2.5	1427	$2,795	$1.96	5d	1	1.39mi
37168 Galileo Ln Murrieta, CA	3.0	2.5	1800	$2,950	$1.64	1d	1	1.40mi
25295 Shadescale Dr Murrieta, CA	3.0	2.0	1368	$2,950	$2.16	24d	1	1.45mi
29890 Tucana Pl Murrieta, CA	3.0	2.5	1738	$2,950	$1.70	1d	1	1.49mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-18
   days on market $299,000 Active 17 DOM
2. 2026-06-17
   days on market $299,000 Active 16 DOM
3. 2026-06-16
   days on market $299,000 Active 15 DOM
4. 2026-06-15
   days on market $299,000 Active 14 DOM
5. 2026-06-13
   days on market $299,000 Active 12 DOM
6. 2026-06-09
   days on market $299,000 Active 8 DOM
7. 2026-06-08
   days on market $299,000 Active 7 DOM
8. 2026-06-07
   days on market $299,000 Active 6 DOM
9. 2026-06-04
   days on market $299,000 Active 3 DOM
10. 2026-06-03
    days on market $299,000 Active 2 DOM
11. 2026-06-02
    remarks 649-char remark
12. 2026-06-02
    listed $299,000 Active 1 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,559
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − HOA: −$1,080
• − Depreciation: −$8,698
• Taxable loss: −$117
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $4,614/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: Murrieta Valley Unified
• NCES district ID: 0600029
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $78,615
• Composite: 53.42/100
• National rank: #3152
• State rank: #255 of 1400 in CA

Livability — Murrieta

• Score: 68/100
• State rank: #279
• US rank: #9348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrieta, CA
• County: Riverside County · 2,287,001 people
• City population: 145,160
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 80,379
• Household income: $125,397
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 1075.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 32% Two or more races 17% Asian 13% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 17% Tagalog/Filipino 5% Other Indo-European 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: ▼ -73.79%
• Current HPI: 341.728
• Rent YoY: ▲ 1.01%
• 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

• 2026-06-01 Listed $299,000 CRMLS

Property tax history

+1.6%/yr

Latest (2025): $550 · +1.9% YoY. Source: county tax records.