485 idyllwild Dr #25 · San Jacinto, CA 92583

$135,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 60 Days on market

Built 1970 Good condition $87/sqft · 65% below area ↓ 7% 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
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated manufactured home located in a desirable all-ages community directly across from San Jacinto High School. This spacious home features 3 bedrooms and 2 bathrooms, a comfortable and functional layout. Recent upgrades include newly renovated flooring and fresh interior paint, giving the home a clean, modern feel. The kitchen opens to the living area and showcases a beautiful center island, ample cabinetry, and updated finishes—perfect for cooking, entertaining, and everyday living. Additional highlights include an indoor laundry area for added convenience. The community offers a basketball court and is pet-friendly. Conveniently located near shopping c

Key facts

• Indoor laundry area
• Basketball court
• Fresh interior paint

Tags

• UPDATED MANUFACTURED HOME
• NEWLY RENOVATED FLOORING
• FRESH INTERIOR PAINT
• BEAUTIFUL CENTER ISLAND
• INDOOR LAUNDRY AREA
• BASKETBALL COURT

Property features AI

Finance

• Other: Manager approval required for tenancy; Pets: contact for rules
• Financial info: Rent includes gas, electric, trash and water
• HOA & community: Land lease community (Mountain View Mobil Park); Land lease approximately $1,000 monthly (seller provided)

Exterior

• Parking: Carport; Parked within Mountain View Mobil Park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home (Double body type); Mobile home remains on property; Entry at level 1; Facing and entry location not specified
• Construction: Mobile home approximately 24 ft by 65 ft; Built year source: public records
• Exterior features: Community pool; Gutters

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home
• Laundry & utility: Washer hookup; Laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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); Monte Vista Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 913 students, 87% 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 84% FRL vs 68% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,623/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 747% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 2.6% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($131k) 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.16%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $384,232
• List price: $135,000
• Delta: -64.86%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Idyllwild Dr #57	0.07mi	4/2.0 (+1)	1,440 (-8%)	10mo	$172,000	$119	70
770 Porterfield Dr	0.60mi	3/2.0	1,554 (-0%)	10mo	$390,000	$251	63
927 Marcy	0.61mi	3/2.0	1,500 (-4%)	3mo	$402,900	$269	63
335 E Mead	0.71mi	3/2.0	1,426 (-9%)	5mo	$385,000	$270	48
204 N La Paloma Ave	0.71mi	2/2.0 (-1)	1,440 (-8%)	6mo	$224,000	$156	44
207 Flora Vista St	0.71mi	3/2.0	1,340 (-14%)	17mo	$229,850	$172	29
750 Porterfield Dr	0.61mi	2/2.0 (-1)	1,344 (-14%)	22mo	$314,000	$234	25
350 Potrero St	0.74mi	2/2.0 (-1)	1,344 (-14%)	24mo	$227,000	$169	18

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: 31.5%
• Equity multiple: 2.31×
• Total profit: $49,692
• Equity at exit: $20,129

10-year hold

• IRR: 38.4%
• Equity multiple: 4.51×
• Total profit: $132,681
• Equity at exit: $11,672

Cash invested: $37,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,623 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $1,139

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,232	-5% $1,186	+0% $1,139	+5% $1,093	+10% $1,046
Rent	-10% $932	-5% $1,036	+0% $1,139	+5% $1,243	+10% $1,346
Rate	-1.0pp $1,207	-0.5pp $1,173	base $1,139	+0.5pp $1,104	+1.0pp $1,069

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
643 Laxford Rd San Jacinto, CA	3.0	2.5	1967	$2,600	$1.32	17d	1	0.08mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	5d	1	0.26mi
475 W Camellia Way San Jacinto, CA	4.0	2.5	1933	$3,275	$1.69	45d	1	0.49mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	45d	1	0.69mi
1344 Sierra Seneca Dr San Jacinto, CA	2.0	2.0	1100	$2,000	$1.82	7d	1	0.74mi
148 N Palomar Ave San Jacinto, CA	2.0	2.0	1368	$1,152	$0.84	26d	1	0.75mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	0.79mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	0.92mi
1066 Birch Ln San Jacinto, CA	3.0	2.0	1785	$2,600	$1.46	7d	1	1.12mi
994 Autumn Mist Ln San Jacinto, CA	4.0	3.0	1973	$2,850	$1.44	26d	1	1.14mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.15mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	45d	1	1.21mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	45d	1	1.41mi
640 E Shaver St San Jacinto, CA	4.0	3.0	2160	$2,750	$1.27	26d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 60 DOM
2. 2026-06-18
   days on market $135,000 Active 57 DOM
3. 2026-06-17
   days on market $135,000 Active 56 DOM
4. 2026-06-16
   days on market $135,000 Active 55 DOM
5. 2026-06-15
   days on market $135,000 Active 54 DOM
6. 2026-06-13
   days on market $135,000 Active 52 DOM
7. 2026-06-13
   days on market $135,000 Active 51 DOM
8. 2026-06-09
   days on market $135,000 Active 48 DOM
9. 2026-06-08
   days on market $135,000 Active 47 DOM
10. 2026-06-07
    days on market $135,000 Active 46 DOM
11. 2026-06-04
    days on market $135,000 Active 43 DOM
12. 2026-06-03
    days on market $135,000 Active 42 DOM
13. 2026-06-02
    days on market $135,000 Active 41 DOM
14. 2026-06-02
    price $135,000 Active 40 DOM
15. 2026-06-01
    days on market $145,000 Active 40 DOM
16. 2026-05-31
    days on market $145,000 Active 39 DOM
17. 2026-04-22
    listed $145,000 Active 887-char remark

ⓘ 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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 19 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: $31,475
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − Depreciation: −$3,927
• Taxable income: $12,250
• Est. tax owed @ 24.0%: −$2,940
• After-tax cash flow: $10,730/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 · 4 photos

Good 80/100 Cosmetic rehab

This beautifully updated manufactured home in a desirable community offers a good condition with recent renovations and a clean, modern aesthetic. It is move-in ready with minor updates that could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve functionality and attract potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures enhance the bathroom's appeal and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve functionality and attract potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures enhance the bathroom's appeal and functionality. ↑

ⓘ 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

• Census place: San Jacinto, CA
• 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

-6.9% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $135,000 CRMLS
• 2026-04-22 Listed $145,000 CRMLS