1134 Villa Calimesa Ln #69 · Calimesa, CA 92320

$125,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 31 Days on market

Built 1969 Good condition 3,049 sqft lot $120/sqft · 28% above area Est $97k · 28% over ↓ 7% since listing

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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 +9.4/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable all-age community mobile home park. This cozy and comfortable mobile home offers affordable living. Upgrades well maintained 2 bedroom and 2 bath mobile home with New laminate flooring, tons of kitchen cabinet space and New Fans throughout the home. Situated in a clean gated family-friendly park with a pool, playground, clubhouse and recreation areas. Conveniently located near freeways, shopping, and restaurants, this move-in-ready gem is the perfect blend of comfort, style, and easy living – don't miss your chance to make it your own. Move-in ready!! Sale as-is.

Key facts

• Laminate flooring
• Upgrades
• Mobile home park

Tags

• MOBILE HOME PARK
• UPGRADES
• LAMINATE FLOORING
• KITCHEN CABINET SPACE
• GATED PARK
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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+, schools D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1969 — 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: 1.44% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.86%
• DSCR: 2.06
• GRM: 5.8

CMA / ARV

• ARV (median comp): $97,427
• List price: $125,000
• Delta: 28.30%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Villa Calimesa Ln Spc 52	0.00mi	3/2.0 (+1)	1,080 (+4%)	3mo	$89,000	$82	86
1134 Villa Calimesa #106	0.00mi	2/2.0	960 (-8%)	2mo	$42,500	$44	85
1134 Villa Calimesa Ln #58	0.00mi	3/2.0 (+1)	960 (-8%)	1mo	$165,000	$172	82
1134 Villa Calimesa Ln #39	0.00mi	3/2.0 (+1)	960 (-8%)	7mo	$95,000	$99	77
1134 Villa Calimesa Ln #95	0.00mi	3/2.0 (+1)	925 (-11%)	10mo	$100,000	$108	68
1134 Villa Calimesa Ln #50	0.00mi	3/2.0 (+1)	920 (-12%)	16mo	$100,000	$109	62
1134 Villa Calimesa Ln #87	0.00mi	3/2.0 (+1)	925 (-11%)	22mo	$80,000	$86	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $24,011
• Equity at exit: $18,638

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $77,754
• Equity at exit: $10,808

Cash invested: $35,000 (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: 67
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$656
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $696

Break-even live

Break-even rent $923

Max offer price $125,000

Occupancy floor 56%

Sensitivity live

Price	-10% $767	-5% $731	+0% $696	+5% $518	+10% $474
Rent	-10% $553	-5% $625	+0% $696	+5% $767	+10% $838
Rate	-1.0pp $759	-0.5pp $728	base $696	+0.5pp $664	+1.0pp $631

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 West Avenue L Unit L Calimesa, CA	3.0	1.0	1368	$2,200	$1.61	17d	1	0.32mi
947 Park Ave Calimesa, CA	2.0	1.0	800	$1,600	$2.00	15d	1	0.67mi
34063 Avenue J Apt A Yucaipa, CA	1.0	1.0	800	$1,250	$1.56	44d	1	0.78mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	44d	1	0.95mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	12d	1	1.44mi
213 W County Line Rd #6 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	0d	1	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 31 DOM
2. 2026-06-18
   days on market $125,000 Active 28 DOM
3. 2026-06-17
   days on market $125,000 Active 27 DOM
4. 2026-06-16
   days on market $125,000 Active 26 DOM
5. 2026-06-15
   days on market $125,000 Active 25 DOM
6. 2026-06-13
   days on market $125,000 Active 23 DOM
7. 2026-06-13
   days on market $125,000 Active 22 DOM
8. 2026-06-09
   days on market $125,000 Active 19 DOM
9. 2026-06-08
   days on market $125,000 Active 18 DOM
10. 2026-06-07
    days on market $125,000 Active 17 DOM
11. 2026-06-04
    days on market $125,000 Active 14 DOM
12. 2026-06-03
    days on market $125,000 Active 13 DOM
13. 2026-06-02
    days on market $125,000 Active 12 DOM
14. 2026-06-01
    days on market $125,000 Active 11 DOM
15. 2026-05-31
    days on market $125,000 Active 10 DOM
16. 2026-04-23
    price $125,000 598-char remark

    Show marketing remark (598 chars)

    Located in a desirable all-age community mobile home park. This cozy and comfortable mobile home offers affordable living. Upgrades well maintained 2 bedroom and 2 bath mobile home with New laminate flooring, tons of kitchen cabinet space and New Fans throughout the home. Situated in a clean gated family-friendly park with a pool, playground, clubhouse and recreation areas. Conveniently located near freeways, shopping, and restaurants, this move-in-ready gem is the perfect blend of comfort, style, and easy living – don't miss your chance to make it your own. Move-in ready!! Sale as-is.

17. 2026-01-16
    listed $130,000 Active 598-char remark

    Show marketing remark (598 chars)

    Located in a desirable all-age community mobile home park. This cozy and comfortable mobile home offers affordable living. Upgrades well maintained 2 bedroom and 2 bath mobile home with New laminate flooring, tons of kitchen cabinet space and New Fans throughout the home. Situated in a clean gated family-friendly park with a pool, playground, clubhouse and recreation areas. Conveniently located near freeways, shopping, and restaurants, this move-in-ready gem is the perfect blend of comfort, style, and easy living – don't miss your chance to make it your own. Move-in ready!! Sale as-is.

18. 2024-05-20
    price $55,000
19. 2024-03-11
    listed $65,000 Active
20. 2024-02-06
    historical
21. 2024-01-02
    price $128,000
22. 2023-11-25
    price $134,000
23. 2023-11-16
    listed $135,000 Active
24. 2023-10-27
    historical

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$695/yr (+$58/mo · 273.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,641
• − Mortgage interest: −$7,002
• − Property taxes: −$255
• − Insurance: −$625
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$3,636
• Taxable income: $6,661
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $6,752/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

Good 75/100 Cosmetic rehab

This move-in-ready mobile home in a family-friendly park offers a cozy and comfortable living space with new laminate flooring and stainless steel appliances. It's in good condition with minor cosmetic updates needed for optimal resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with new flooring — Improves aesthetics and value
• Both Install new lighting fixtures — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with new flooring — Improves aesthetics and value ↑
• Both Install new lighting fixtures — Enhances curb appeal and 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 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

-7.4% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $125,000 CRMLS
• 2026-01-16 Listed $130,000 CRMLS
• 2024-05-20 Price Changed $55,000 CRMLS
• 2024-03-11 Listed $65,000 CRMLS
• 2024-02-06 Listing Removed — CRMLS
• 2024-01-02 Price Changed $128,000 CRMLS
• 2023-11-25 Price Changed $134,000 CRMLS
• 2023-11-16 Listed $135,000 CRMLS
• 2023-10-27 Coming Soon — CRMLS

Property tax history

+21.6%/yr

Latest (2025): $255 · +21.6% YoY. Source: county tax records.