1560 Massachusetts #96 · Riverside, CA 92507

$86,000

2 bd · 3.0 ba · 1,200 sqft · Manufactured · 290 Days on market

Manufactured home Built 1969 Fair condition $72/sqft · 48% below area Est $165k · 48% under

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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
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks MLS

Welcome to King Arthur Estates all ages community park located in the wonderful city of Riverside. Introducing this cozy charming Turnkey home ready for a new buyer to enjoy and call home. This home comes with laminate flooring throughout the entire home, 2 bed 3 bathrooms with an enclosed room that may be used for a work room with its own full bath and tub and fairly new paint. The community park offers swimming pool, club house, basketball courts, Billiards room and library. This home is a prime location near University of Riverside, Minutes to downtown Riverside, close to major freeways, 60fwy, 91,fwy, 215fwy.

Key facts

• Laminate flooring
• Community park
• Swimming pool

Tags

• LAMINATE FLOORING
• ENCLOSED ROOM
• COMMUNITY PARK
• SWIMMING POOL
• CLUB HOUSE
• BASKETBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: health & safety D, crime F, cost of living F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 692 students, 82% FRL); University Heights Middle (804 students, 92% FRL); John W. North High (2,173 students, 87% FRL) — zoned schools average 87% FRL vs 53% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the Riverside Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 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 + 0.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $29k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% 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 1969 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.96% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.72%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $165,000
• List price: $86,000
• Delta: -47.88%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 Massachussetts Ave #94	0.01mi	3/2.0 (+1)	1,300 (+8%)	2mo	$185,000	$142	75
2 Round Table Dr	0.04mi	2/2.0	1,224 (+2%)	20mo	$121,000	$99	74
1560 Massachusetts	0.05mi	2/1.5	1,344 (+12%)	0mo	$95,000	$71	72
98 Sir Galahad Dr	0.09mi	3/2.0 (+1)	1,248 (+4%)	14mo	$159,900	$128	68
79 Round Table Dr	0.08mi	2/2.0	1,344 (+12%)	18mo	$110,000	$82	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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.20×
• Total profit: $28,932
• Equity at exit: $12,823

10-year hold

• IRR: 35.6%
• Equity multiple: 3.90×
• Total profit: $69,765
• Equity at exit: $7,436

Cash invested: $24,080 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $108,000 ($100/sqft)
• Median days on market: 63 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +37.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92507

• Rents YoY: 0.5%
• Active inventory: 201
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $737

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 51%

Sensitivity live

Price	-10% $796	-5% $767	+0% $737	+5% $707	+10% $677
Rent	-10% $604	-5% $670	+0% $737	+5% $803	+10% $870
Rate	-1.0pp $780	-0.5pp $759	base $737	+0.5pp $715	+1.0pp $692

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: $21,500
• Closing costs: $2,580
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,052	$2.26	22d	1	0.12mi
1311 Massachusetts Ave Riverside, CA	1.0	1.0	886	$1,900	$2.14	16d	1	0.26mi
1305 Massachusetts Ave #103 Riverside, CA	2.0	1.0	860	$1,950	$2.27	93d	1	0.30mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	23d	1	0.32mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	51d	1	0.38mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	849	$2,125	$2.50	2d	2	0.40mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	93d	7	0.42mi
1172 Massachusetts Ave Riverside, CA	3.0	2.0	1076	$2,600	$2.42	38d	1	0.43mi
2442 Iowa Ave Riverside, CA	2.0	1.0–1.5	743	$2,581	$3.47	2d	6	0.43mi
1234 W Blaine St Riverside, CA	1.0–2.0	1.0	564	$2,450	$4.34	2d	9	0.45mi
1175 W Blaine St Riverside, CA	1.0	1.0	713	$1,874	$2.63	2d	3	0.48mi
1819 Keith St Unit 15 Riverside, CA	2.0	1.0	800	$2,150	$2.69	38d	1	0.50mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,850	$2.00	36d	1	0.54mi
3461 Anderson Ave Riverside, CA	1.0	1.0	770	$1,675	$2.18	2d	1	0.55mi
3486 Anderson Ave Riverside, CA	1.0	1.0	800	$1,800	$2.25	23d	1	0.55mi
1790 W Linden St Unit 1 Riverside, CA	3.0	2.0	1500	$2,895	$1.93	2d	1	0.57mi
1144 W Blaine St #104 Riverside, CA	1.0	1.0	810	$1,450	$1.79	30d	1	0.59mi
1114 W Blaine St #205 Riverside, CA	2.0	1.0	810	$2,200	$2.72	54d	1	0.60mi
3603 Chicago Ave Riverside, CA	2.0	1.0	825	$2,195	$2.66	93d	1	0.60mi
3603 Chicago Ave Riverside, CA	1.0	1.0	800	$1,800	$2.25	42d	1	0.60mi
1116 W Blaine St #203 Riverside, CA	2.0	1.0	810	$1,900	$2.35	18d	1	0.60mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$650	$0.78	31d	1	0.61mi
1177 W Linden St Riverside, CA	2.0	1.0–2.0	745	$1,995	$2.68	7d	1	0.62mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	93d	1	0.62mi
1829 Loma Vista St Unit 1 Riverside, CA	1.0	1.0	850	$1,800	$2.12	2d	1	0.64mi
1436 Seventh St Unit C Riverside, CA	2.0	2.0	850	$1,850	$2.18	73d	1	0.65mi
1147 W Linden St Riverside, CA	2.0	2.0	830	$900	$1.08	2d	1	0.65mi
1966 W Linden St Riverside, CA	2.0	2.0	1200	$2,100	$1.75	13d	1	0.72mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	61d	1	0.72mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	73d	1	0.72mi
3550 Dwight Ave Unit C Riverside, CA	3.0	1.0	1000	$2,390	$2.39	26d	1	0.72mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,290	$3.05	2d	13	0.72mi
2891 Canyon Crest Dr #72 Riverside, CA	2.0	2.0	900	$2,200	$2.44	21d	1	0.76mi
1013 W Linden St #11 Riverside, CA	2.0	1.5	1134	$2,400	$2.12	15d	1	0.77mi
1013 W Linden St Riverside, CA	2.0	1.5	1134	$2,300	$2.03	17d	2	0.79mi
2032 W Linden St Unit 32-24 Riverside, CA	2.0	1.0	790	$1,850	$2.34	29d	1	0.80mi
2032 W Linden St Unit 32-15 Riverside, CA	2.0	1.0	780	$1,850	$2.37	18d	1	0.80mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	93d	1	0.80mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	93d	1	0.80mi
3939 Cranford Ave Riverside, CA	2.0	2.0	755	$2,190	$2.90	2d	1	0.82mi

Listing history 50 events

1. 2026-08-08
   days on market $86,000 Active 290 DOM
2. 2026-08-06
   days on market $86,000 Active 288 DOM
3. 2026-08-05
   days on market $86,000 Active 287 DOM
4. 2026-08-04
   days on market $86,000 Active 286 DOM
5. 2026-08-03
   days on market $86,000 Active 285 DOM
6. 2026-07-31
   days on market $86,000 Active 282 DOM
7. 2026-07-30
   days on market $86,000 Active 281 DOM
8. 2026-07-30
   days on market $86,000 Active 280 DOM
9. 2026-07-28
   days on market $86,000 Active 279 DOM
10. 2026-07-26
    days on market $86,000 Active 277 DOM
11. 2026-07-24
    days on market $86,000 Active 275 DOM
12. 2026-07-23
    days on market $86,000 Active 274 DOM
13. 2026-07-22
    days on market $86,000 Active 273 DOM
14. 2026-07-21
    days on market $86,000 Active 272 DOM
15. 2026-07-20
    days on market $86,000 Active 271 DOM
16. 2026-07-18
    days on market $86,000 Active 269 DOM
17. 2026-07-18
    days on market $86,000 Active 268 DOM
18. 2026-07-16
    days on market $86,000 Active 267 DOM
19. 2026-07-15
    days on market $86,000 Active 266 DOM
20. 2026-07-14
    days on market $86,000 Active 265 DOM
21. 2026-07-13
    days on market $86,000 Active 264 DOM
22. 2026-07-13
    days on market $86,000 Active 263 DOM
23. 2026-07-11
    days on market $86,000 Active 262 DOM
24. 2026-07-10
    days on market $86,000 Active 261 DOM
25. 2026-07-09
    days on market $86,000 Active 260 DOM
26. 2026-07-07
    days on market $86,000 Active 258 DOM
27. 2026-07-06
    days on market $86,000 Active 257 DOM
28. 2026-07-06
    days on market $86,000 Active 256 DOM
29. 2026-07-05
    days on market $86,000 Active 255 DOM
30. 2026-07-03
    days on market $86,000 Active 254 DOM
31. 2026-07-02
    days on market $86,000 Active 253 DOM
32. 2026-07-01
    days on market $86,000 Active 252 DOM
33. 2026-06-30
    days on market $86,000 Active 251 DOM
34. 2026-06-29
    days on market $86,000 Active 250 DOM
35. 2026-06-28
    days on market $86,000 Active 249 DOM
36. 2026-06-27
    days on market $86,000 Active 248 DOM
37. 2026-06-26
    days on market $86,000 Active 247 DOM
38. 2026-06-24
    days on market $86,000 Active 245 DOM
39. 2026-06-22
    days on market $86,000 Active 243 DOM
40. 2026-06-21
    days on market $86,000 Active 242 DOM
41. 2026-06-18
    days on market $86,000 Active 239 DOM
42. 2026-06-17
    days on market $86,000 Active 238 DOM
43. 2026-06-16
    days on market $86,000 Active 237 DOM
44. 2026-06-15
    days on market $86,000 Active 236 DOM
45. 2026-06-13
    days on market $86,000 Active 234 DOM
46. 2026-06-13
    days on market $86,000 Active 233 DOM
47. 2026-06-09
    days on market $86,000 Active 230 DOM
48. 2026-06-08
    days on market $86,000 Active 229 DOM
49. 2026-06-07
    days on market $86,000 Active 228 DOM
50. 2026-06-04
    days on market $86,000 Active 225 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,220
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$2,502
• Taxable income: $7,946
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $6,935/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 Est. rehab $30,000–$54,000 screening

This mobile home requires moderate repairs and maintenance, including painting the exterior and replacing broken windows. It has potential for increased value with these updates.

Repairs flagged

• Major broken windows — Broken panes need immediate replacement
• Major exterior siding — Peeling and chipping paint requires repainting
• Minor kitchen clutter — Appliances and tools need to be organized

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Resale replace broken windows — New windows improve safety and energy efficiency ↑
• Rental organize kitchen — A clutter-free kitchen attracts renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Highland Elementary F CA #973/1,571 Nat'l #30,133/41,679 Middle University Heights Middle High John W. North High

Schools (NCES district)

• District: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

C Composite livability gradescore 66/100

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,664,475 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Lithuanian 1% Ukrainian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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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: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+246.2% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $90,000 CRMLS
• 2026-04-09 Price Changed $95,000 CRMLS
• 2026-01-05 Price Changed $110,000 CRMLS
• 2025-10-22 Listed $115,000 CRMLS
• 2022-05-30 Sold (MLS) $70,000 CRMLS
• 2022-04-22 Pending — CRMLS
• 2022-03-05 Listed $70,000 CRMLS
• 2013-03-14 Sold (MLS) $14,500 CRMLS
• 2013-02-22 Price Changed $19,000 CRMLS
• 2013-02-02 Listed $26,000 CRMLS