25681 Alessandro Blvd #65 · Moreno Valley, CA 92553

$109,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 303 Days on market

Built 1973 ↓ 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bed, 1-Bath Manufactured Home on Corner Lot – Move-In Ready! Welcome to this beautifully maintained 2-bedroom, 1-bathroom manufactured home located in a well-kept, all age, park community. This spacious home features new flooring throughout, a new roof installed in 2024, and fresh interior paint, reflecting true pride of ownership. Enjoy the covered side patio—with private washer and dryer hookups for added convenience and extra storage. Situated on a large corner lot, the property boasts a fenced yard, offering both privacy and extra space for gardening, storage, or pets. Additional community amenities include a sparkling pool and an on-site laundry room. With its m

Key facts

• Fenced yard
• On-site laundry room
• Covered side patio

Tags

• CORNER LOT
• NEW ROOF
• COVERED SIDE PATIO
• FENCED YARD
• ON-SITE LAUNDRY ROOM

Property features AI

Finance

• Other: Manager approval required
• HOA & community: Land lease in place ($915 monthly); Suburban community

Exterior

• Parking: Located in New Horizon Mobile Home Park
• Security: Resident manager
• Utilities: Electricity connected; Natural gas connected; Water connected (District/Public); Sewer or septic status unknown
• Home design: Single-story mobile home (12' x 40'); Mobile home remains on site; Corner lot
• Construction: Year built per public records
• Exterior features: Front porch; Patio; Association pool

Interior

• Kitchen: Built-in range
• Bedrooms: All bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central furnace heating; Evaporative cooling
• Interior features: One-level home with front-door entry; Resident manager on site; Living room; All bedrooms on the main level
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 81 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($78k/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 $754 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 + 2.1% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1973 — 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: 2.37% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.74%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 3.04×
• Total profit: $62,194
• Equity at exit: $16,252

10-year hold

• IRR: 52.8%
• Equity multiple: 5.93×
• Total profit: $150,591
• Equity at exit: $9,424

Cash invested: $30,520 (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 92553

• Home prices YoY: -11.8%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $1,290

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,366	-5% $1,328	+0% $1,290	+5% $1,253	+10% $1,215
Rent	-10% $1,086	-5% $1,188	+0% $1,290	+5% $1,393	+10% $1,495
Rate	-1.0pp $1,345	-0.5pp $1,318	base $1,290	+0.5pp $1,262	+1.0pp $1,233

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25335 Alessandro Blvd Moreno Valley, CA	1.0–3.0	1.0–2.0	1009	$2,504	$2.48	0d	23	0.37mi
25680 Dandelion Ct Moreno Valley, CA	3.0	2.0	1100	$2,625	$2.39	5d	1	0.41mi
14147 Darwin Dr Moreno Valley, CA	1.0–2.0	1.0–2.0	914	$2,826	$3.09	25d	24	0.43mi
14400 Lasselle St Unit F201 Moreno Valley, CA	3.0	2.0	1478	$2,895	$1.96	44d	1	0.45mi
14400 Lasselle St Unit D303 Moreno Valley, CA	1.0	1.0	766	$2,095	$2.73	24d	1	0.45mi
14400 Lasselle St Unit E206 Moreno Valley, CA	2.0	2.0	1167	$2,595	$2.22	44d	1	0.45mi
14400 Lasselle St Unit M107 Moreno Valley, CA	1.0	1.0	925	$2,100	$2.27	44d	1	0.45mi
14400 Lasselle St Unit A102 Moreno Valley, CA	1.0	1.0	766	$2,700	$3.52	44d	1	0.45mi
14400 Lasselle St Unit F207 Moreno Valley, CA	1.0	1.0	925	$2,145	$2.32	25d	1	0.45mi
25280 Bay Ave Moreno Valley, CA	3.0	3.0	1497	$6,450	$4.31	25d	1	0.56mi
13663 Black Elm Ct Moreno Valley, CA	2.0	2.0	1070	$2,350	$2.20	44d	1	0.57mi
14663 Rio Grande Dr Moreno Valley, CA	3.0	2.0	1277	$2,800	$2.19	25d	1	0.63mi
13888 Covey Quail Ln Moreno Valley, CA	2.0	2.0	1088	$1,200	$1.10	44d	1	1.04mi
14561 Victor Dr Moreno Valley, CA	3.0	2.0	1474	$2,800	$1.90	44d	1	1.25mi
13747 Vellanto Way Moreno Valley, CA	2.0	2.0	1084	$2,400	$2.21	44d	1	1.28mi
25513 Fir Ave Moreno Valley, CA	2.0	1.0	1000	$2,300	$2.30	44d	1	1.28mi
24919 Eucalyptus Ave Unit 24887 Moreno Valley, CA	2.0	1.0	750	$1,750	$2.33	13d	1	1.31mi
25106 Fir Ave Moreno Valley, CA	1.0–2.0	1.0–2.0	775	$2,105	$2.72	0d	3	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $109,000 Active 303 DOM
2. 2026-06-17
   days on market $109,000 Active 302 DOM
3. 2026-06-16
   days on market $109,000 Active 301 DOM
4. 2026-06-15
   days on market $109,000 Active 300 DOM
5. 2026-06-13
   days on market $109,000 Active 298 DOM
6. 2026-06-13
   pricedays on market $109,000 Active 297 DOM
7. 2026-06-09
   days on market $119,000 Active 294 DOM
8. 2026-06-08
   days on market $119,000 Active 293 DOM
9. 2026-06-07
   days on market $119,000 Active 292 DOM
10. 2026-06-04
    days on market $119,000 Active 289 DOM
11. 2026-06-03
    days on market $119,000 Active 288 DOM
12. 2026-06-02
    days on market $119,000 Active 287 DOM
13. 2026-06-01
    days on market $119,000 Active 286 DOM
14. 2026-05-31
    days on market $119,000 Active 285 DOM
15. 2026-04-30
    status Pending Sale
16. 2026-02-18
    price $119,000
17. 2025-08-05
    price $139,000
18. 2025-07-22
    listed $149,999 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,044
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$3,171
• Taxable income: $14,621
• Est. tax owed @ 24.0%: −$3,509
• After-tax cash flow: $11,977/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: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreno Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 74,640
• Household income: $78,246
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 3671.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 15% Two or more races 13% White 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 28% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 51% Tagalog/Filipino 2% 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: ▼ -65.16%
• Current HPI: 486.4402
• Rent YoY: ▲ 2.08%
• 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

-20.7% since first listed

4 events — show timeline

• 2026-04-30 Pending — CRMLS
• 2026-02-18 Price Changed $119,000 CRMLS
• 2025-08-05 Price Changed $139,000 CRMLS
• 2025-07-22 Listed $149,999 CRMLS

Property tax history

+2.4%/yr

Latest (2025): $160 · +4.4% YoY. Source: county tax records.