1560 Massachusetts #96 · Riverside, CA 92507

$86,000

2 bd · 3.0 ba · 1,200 sqft · Manufactured · 239 Days on market

Built 1969 Fair condition $72/sqft · 51% below area

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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
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

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 $1k ($14k/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 22.3% 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: schools C-, health & safety D, crime 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.
• Market conditions: Rents flat; 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 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 239 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: 2.57% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.33%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (median comp): $175,000
• List price: $86,000
• Delta: -50.86%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 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%)	0mo	$185,000	$142	77
2 Round Table Dr	0.04mi	2/2.0	1,224 (+2%)	18mo	$121,000	$99	75
98 Sir Galahad Dr	0.09mi	3/2.0 (+1)	1,248 (+4%)	13mo	$159,900	$128	70
79 Round Table Dr	0.08mi	2/2.0	1,344 (+12%)	16mo	$110,000	$82	59
2595 Atlanta Ave #19	0.14mi	3/2.0 (+1)	1,344 (+12%)	24mo	$190,000	$141	45
2595 Atlanta #33	0.14mi	3/2.0 (+1)	1,344 (+12%)	24mo	$220,000	$164	44

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: 53.0%
• Equity multiple: 3.24×
• Total profit: $54,009
• Equity at exit: $12,823

10-year hold

• IRR: 57.3%
• Equity multiple: 6.01×
• Total profit: $120,591
• 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 →

ZIP-level market 92507

• Rents YoY: 0.5%
• Active inventory: 156
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,150

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 43%

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
• 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	$2,030	$2.23	2d	1	0.12mi
1305 Massachusetts Ave #103 Riverside, CA	2.0	1.0	860	$1,950	$2.27	44d	1	0.30mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	44d	1	0.33mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	2d	1	0.38mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	2d	7	0.40mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	44d	7	0.42mi
2442 Iowa Ave Riverside, CA	1.0	1.0	607	$2,031	$3.34	2d	14	0.43mi
1234 W Blaine St Riverside, CA	1.0–2.0	1.0	564	$2,450	$4.34	2d	12	0.45mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	10d	4	0.48mi
3439 Anderson Ave Riverside, CA	1.0	1.0	715	$1,800	$2.52	44d	1	0.53mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	3d	1	0.54mi
3461 Anderson Ave Riverside, CA	1.0	1.0	770	$1,675	$2.18	3d	1	0.55mi
3486 Anderson Ave Riverside, CA	1.0	1.0	800	$1,800	$2.25	44d	1	0.56mi
1114 W Blaine St #205 Riverside, CA	2.0	1.0	810	$2,200	$2.72	5d	1	0.60mi
3603 Chicago Ave Riverside, CA	2.0	1.0	825	$2,195	$2.66	44d	1	0.60mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$545	$0.65	44d	1	0.61mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	44d	1	0.62mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$2,225	$2.06	2d	4	0.63mi
1436 Seventh St Unit C Riverside, CA	2.0	2.0	850	$1,850	$2.18	24d	1	0.65mi
1147 W Linden St Riverside, CA	2.0	2.0	830	$963	$1.16	10d	1	0.65mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	24d	1	0.72mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	12d	1	0.72mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,339	$3.12	2d	13	0.72mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	44d	1	0.80mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	44d	1	0.80mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	18d	1	0.82mi
850 Prescott Way Unit D Riverside, CA	2.0	1.0	750	$1,795	$2.39	5d	1	0.87mi
3993 Iowa Ave Riverside, CA	1.0–2.0	1.0	575	$2,150	$3.74	4d	6	0.87mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,462	$2.13	12d	1	0.88mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	44d	1	0.89mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	44d	1	0.90mi
3735 Kansas Ave Riverside, CA	1.0–2.0	1.0	610	$2,050	$3.36	5d	2	0.96mi
3131 Watkins Dr Riverside, CA	2.0	2.0	1030	$2,110	$2.05	3d	4	1.00mi
2618 4th St Riverside, CA	2.0	1.0	725	$1,850	$2.55	44d	1	1.02mi
3307 Spruce St Riverside, CA	2.0	1.0	848	$2,700	$3.18	20d	1	1.02mi
1864 12th St Unit 19 Riverside, CA	1.0	1.0	700	$1,725	$2.46	17d	1	1.07mi
1864 12th St Riverside, CA	1.0	1.0	700	$1,725	$2.46	12d	1	1.07mi
1864 12th St Riverside, CA	1.0	1.0	720	$1,745	$2.42	24d	1	1.07mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	3d	1	1.14mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	10d	1	1.24mi

Listing history 24 events

1. 2026-06-18
   days on market $86,000 Active 239 DOM
2. 2026-06-17
   days on market $86,000 Active 238 DOM
3. 2026-06-16
   days on market $86,000 Active 237 DOM
4. 2026-06-15
   days on market $86,000 Active 236 DOM
5. 2026-06-13
   days on market $86,000 Active 234 DOM
6. 2026-06-13
   days on market $86,000 Active 233 DOM
7. 2026-06-09
   days on market $86,000 Active 230 DOM
8. 2026-06-08
   days on market $86,000 Active 229 DOM
9. 2026-06-07
   days on market $86,000 Active 228 DOM
10. 2026-06-04
    days on market $86,000 Active 225 DOM
11. 2026-06-03
    days on market $86,000 Active 224 DOM
12. 2026-06-02
    days on market $86,000 Active 223 DOM
13. 2026-06-01
    days on market $86,000 Active 222 DOM
14. 2026-05-31
    days on market $86,000 Active 221 DOM
15. 2026-05-11
    price $90,000 620-char remark

    Show marketing remark (620 chars)

    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.

16. 2026-04-09
    price $95,000 620-char remark

    Show marketing remark (620 chars)

    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.

17. 2026-01-05
    price $110,000 620-char remark

    Show marketing remark (620 chars)

    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.

18. 2025-10-22
    listed $115,000 Active 620-char remark

    Show marketing remark (620 chars)

    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.

19. 2022-05-30
    soldstatus $70,000 Closed Sale 437-char remark

    Show marketing remark (437 chars)

    Nice cozy 2 bedroom 2 bath doublewide mobile home located at king Arthur Mobile Estates in the city of Riverside. This home is in a centralized area near downtown riverside, UCR, shopping center, food courts, Edwards Theatre, with access to 215,91, and 60 freeways. The community park features basket ball courts, park, billiards, pool, spa and club house. Seller is very motivated to sell so submit your best offer. rent space $1,350.00

20. 2022-04-22
    status Pending Sale 437-char remark

    Show marketing remark (437 chars)

    Nice cozy 2 bedroom 2 bath doublewide mobile home located at king Arthur Mobile Estates in the city of Riverside. This home is in a centralized area near downtown riverside, UCR, shopping center, food courts, Edwards Theatre, with access to 215,91, and 60 freeways. The community park features basket ball courts, park, billiards, pool, spa and club house. Seller is very motivated to sell so submit your best offer. rent space $1,350.00

21. 2022-03-05
    listed $70,000 Active 437-char remark

    Show marketing remark (437 chars)

    Nice cozy 2 bedroom 2 bath doublewide mobile home located at king Arthur Mobile Estates in the city of Riverside. This home is in a centralized area near downtown riverside, UCR, shopping center, food courts, Edwards Theatre, with access to 215,91, and 60 freeways. The community park features basket ball courts, park, billiards, pool, spa and club house. Seller is very motivated to sell so submit your best offer. rent space $1,350.00

22. 2013-03-14
    soldstatus $14,500 Closed
23. 2013-02-22
    price $19,000
24. 2013-02-02
    listed $26,000 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 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: $26,502
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$2,502
• Taxable income: $13,222
• Est. tax owed @ 24.0%: −$3,173
• After-tax cash flow: $10,631/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
broken windows · Broken panes need immediate replacement	Major	$15,000–50,000
exterior siding · Peeling and chipping paint requires repainting	Major	$15,000–50,000
kitchen clutter · Appliances and tools need to be organized	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 2,287,001 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: 3590.0

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 0.66)
• 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%

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

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