655 E Main St #78 · San Jacinto, CA 92583

$59,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 24 Days on market

Built 1968 Est $112k · 46% 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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home with many amenities such as: 1. 4 door stainless steel refer 2. Updated gas stove 3. Less than yr. old tankless water heater 4. two sheds 5. Enclosed Porch 6. Starlink and std. Internet 7. Newer gas furnace and A/C 8. Widened Carport to fit wider vehicle. 9.Movable island with bar next to kitchen. 10. Dual Glazed SGD off kitchen 11. Fast Energy Efficient Tankless Hot Water Heater 12. Copper Repiped 9/24

Key facts

• Enclosed porch
• Updated gas stove
• Two sheds

Tags

• STAINLESS STEEL REFER
• UPDATED GAS STOVE
• TANKLESS WATER HEATER
• TWO SHEDS
• ENCLOSED PORCH
• STARLINK AND STD INTERNET

Property features AI

Finance

• Other: Park name: Caravana Estates; Accessibility features include 2+ access exits and parking
• Financial info: Land lease of $825 monthly; Land lease applies
• HOA & community: Senior community; Community pool included in rent; Community features include dog park, street lighting, suburban setting; Manager approval required; Pets allowed: call

Exterior

• Parking: Attached carport; Parking available; Located in Caravana Estates (park)
• Security: Smoke detector
• Utilities: Standard electric service; Natural gas connected; Public water (district/public); Public sewer; Sewer connected; Cable connected; Water connected
• Home design: Single-story; Entry under carport; Mobile home remains (24 x 56); Repairs cosmetic; updated/remodeled; Has view; 16-20 units per acre
• Construction: Lap siding; Pillar/post/pier foundation; Metal roof
• Exterior features: Metal roof; Awning; Enclosed patio; Has patio; In-ground fenced community pool; Vinyl skirt; Two sheds; No fencing; Shed structures

Interior

• Kitchen: Free standing range; High-efficiency water heater; Formica counters; Kitchen open to family room
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom; Main floor bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bath; One 3/4 bath; Shower in tub; Walk-in shower; Bathtub
• Heating & cooling: Natural gas forced-air heating; Central cooling
• Interior features: Ceiling fan; Storage space; Formica counters; Blinds; Smoke detector
• Laundry & utility: Laundry inside; Washer hookup; Laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.5% 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+, schools D-, amenities 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.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.64% ✓
• Cap rate: 32.53%
• Cash-on-cash: 93.70%
• DSCR: 5.17
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $111,552
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 E Main #83	0.00mi	3/2.0 (+1)	1,440 (+7%)	1mo	$80,000	$56	82
655 E Main St #1	0.00mi	2/2.0	1,440 (+7%)	19mo	$120,000	$83	72
335 E Mead	0.50mi	3/2.0 (+1)	1,426 (+6%)	5mo	$385,000	$270	57

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: 94.1%
• Equity multiple: 5.35×
• Total profit: $72,884
• Equity at exit: $8,931

10-year hold

• IRR: 96.8%
• Equity multiple: 10.99×
• Total profit: $167,532
• Equity at exit: $5,179

Cash invested: $16,772 (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: 159
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,310

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 35%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	24d	1	0.17mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	44d	1	0.38mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	2d	1	0.39mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	0.51mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	0.51mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	0.53mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	24d	1	0.54mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	0.55mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	2d	1	0.56mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	2d	9	0.59mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	44d	1	0.60mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	0.61mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	44d	1	0.81mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	44d	1	0.90mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	44d	1	1.00mi
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	10d	1	1.19mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	3d	1	1.22mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	15d	1	1.22mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	2d	2	1.24mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	24d	1	1.26mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	24d	1	1.29mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	1.34mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	2d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $59,900 Active 24 DOM
2. 2026-06-17
   days on market $59,900 Active 23 DOM
3. 2026-06-16
   days on market $59,900 Active 22 DOM
4. 2026-06-15
   days on market $59,900 Active 21 DOM
5. 2026-06-13
   days on market $59,900 Active 19 DOM
6. 2026-06-13
   days on market $59,900 Active 18 DOM
7. 2026-06-09
   days on market $59,900 Active 15 DOM
8. 2026-06-08
   days on market $59,900 Active 14 DOM
9. 2026-06-07
   days on market $59,900 Active 13 DOM
10. 2026-06-04
    days on market $59,900 Active 10 DOM
11. 2026-06-03
    days on market $59,900 Active 9 DOM
12. 2026-06-02
    days on market $59,900 Active 8 DOM
13. 2026-06-01
    days on market $59,900 Active 7 DOM
14. 2026-05-31
    days on market $59,900 Active 6 DOM
15. 2026-05-25
    listed $59,900 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,181
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$1,743
• Taxable income: $15,696
• Est. tax owed @ 24.0%: −$3,767
• After-tax cash flow: $11,948/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: 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

1 event — show timeline

• 2026-05-25 Listed $59,900 CRMLS

Property tax history

-3.6%/yr

Latest (2025): $77 · +8.8% YoY. Source: county tax records.