4080 Pedley Rd #234 · Jurupa Valley, CA 92509

$160,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 15 Days on market

Built 1988 Est $192k · 17% under ↓ 3% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready. 3 bedrooms, 2 bathrooms, open-concept home in the prestigious Bravo Estates Mobile Home Family Park. The 3rd bedroom converted into a family room. The spacious primary bedroom has a walk-in closet, an ensuite bathroom featuring a jacuzzi tub and a separate shower. Both bathrooms have been remodeled. Modern kitchen with quartz counter tops and self closing cabinets. Inside laundry room. Newer flooring throughout. Corner lot residence provides a generous side yard and a private back yard. Inviting porch with scenic views. The parks offers a community pool and spa, a sauna, a club house with a full size kitchen and much more. Beautiful city and mountain view from the pool area.

Key facts

• Open-concept home
• Walk-in closet
• Ensuite bathroom

Tags

• OPEN-CONCEPT HOME
• CONVERTED FAMILY ROOM
• WALK-IN CLOSET
• ENSUITE BATHROOM
• JACUZZI TUB
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease of $1,800 per month
• HOA & community: Part of an association with pool, clubhouse, controlled access, and spa; Community curbs

Exterior

• Parking: Located in Bravo Estates park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Entry on front side; Mobile home remains on site (24 x 56)
• Construction: Year built per assessor; Double-wide mobile home
• Exterior features: Covered front porch; Patio; Community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Front entry; One-level layout; Community spa
• Laundry & utility: Inside laundry in an individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 ($95k/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 $1k of loan paydown is wiped out by about $5k 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 + 1.3% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley Rd #47	0.00mi	3/2.0 (+1)	1,344 (0%)	5mo	$175,000	$130	91
4080 Pedley Rd #145	0.00mi	3/2.0 (+1)	1,440 (+7%)	7mo	$83,000	$58	77
4041 Pedley #4	0.23mi	3/2.0 (+1)	1,272 (-5%)	0mo	$181,500	$143	75
4041 Pedley Rd #74	0.23mi	2/2.0	1,440 (+7%)	3mo	$158,000	$110	74
4041 Pedley Rd #16	0.23mi	3/2.0 (+1)	1,248 (-7%)	7mo	$180,000	$144	66
4080 Pedley Rd #198	0.07mi	3/2.0 (+1)	1,488 (+11%)	14mo	$158,000	$106	62
4080 Pedley Rd #42	0.20mi	3/2.0 (+1)	1,440 (+7%)	16mo	$155,000	$108	61
3700-3700 Quartz Cyn #41	0.59mi	3/2.0 (+1)	1,460 (+9%)	6mo	$220,000	$151	48
3700 Quartz Canyon Rd #107	0.59mi	3/2.0 (+1)	1,440 (+7%)	16mo	$210,000	$146	43
3700 Quartz Canyon Rd #54	0.59mi	3/2.0 (+1)	1,456 (+8%)	14mo	$210,000	$144	42
3700 Quartz Canyon Rd #24	0.59mi	3/2.0 (+1)	1,456 (+8%)	14mo	$190,000	$130	42
3700 Quartz Canyon Rd #15	0.59mi	3/2.0 (+1)	1,176 (-12%)	10mo	$200,000	$170	38

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.84×
• Total profit: $37,563
• Equity at exit: $23,857

10-year hold

• IRR: 28.0%
• Equity multiple: 3.28×
• Total profit: $102,249
• Equity at exit: $13,834

Cash invested: $44,800 (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 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,752 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,068

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,179	-5% $1,124	+0% $1,068	+5% $1,013	+10% $958
Rent	-10% $851	-5% $960	+0% $1,068	+5% $1,177	+10% $1,286
Rate	-1.0pp $1,149	-0.5pp $1,109	base $1,068	+0.5pp $1,027	+1.0pp $985

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8554 Wild Pony Dr Riverside, CA	3.0	2.0	1200	$3,000	$2.50	44d	1	0.38mi
3892 Kenneth St Jurupa Valley, CA	3.0	2.0	1700	$3,000	$1.76	45d	1	0.67mi

Listing history 11 events

1. 2026-06-18
   days on market $160,000 Active 15 DOM
2. 2026-06-17
   days on market $160,000 Active 14 DOM
3. 2026-06-16
   days on market $160,000 Active 13 DOM
4. 2026-06-15
   days on market $160,000 Active 12 DOM
5. 2026-06-13
   days on market $160,000 Active 10 DOM
6. 2026-06-13
   days on market $160,000 Active 9 DOM
7. 2026-06-09
   days on market $160,000 Active 6 DOM
8. 2026-06-08
   days on market $160,000 Active 5 DOM
9. 2026-06-07
   days on market $160,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $160,000 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,026
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − Depreciation: −$4,655
• Taxable income: $10,924
• Est. tax owed @ 24.0%: −$2,622
• After-tax cash flow: $10,200/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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

-3.0% since first listed

8 events — show timeline

• 2026-06-03 Listed $160,000 CRMLS
• 2025-12-24 Listing Removed — CRMLS
• 2025-11-07 Price Changed $154,900 CRMLS
• 2025-07-09 Listed $159,900 CRMLS
• 2025-07-01 Listing Removed — CRMLS
• 2025-02-07 Relisted — CRMLS
• 2025-02-01 Price Changed $160,000 CRMLS
• 2024-08-18 Listed $165,000 CRMLS

Property tax history

-2.5%/yr

Latest (2025): $306 · +5.9% YoY. Source: county tax records.