350 E San Jacinto #133 · Perris, CA 92571

$80,888

2 bd · 2.0 ba · 910 sqft · Manufactured public records · 114 Days on market

Built 1981 Est $114k · 29% 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 +4.4/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of the best values in Perris. This updated two bedroom two bath manufactured home offers modern upgrades affordability and a desirable community lifestyle making it an excellent opportunity for owner occupants or downsizers. Renovations completed in 2022 include new laminate flooring throughout a fully remodeled kitchen with quartz countertops soft close cabinetry and drawers a new stove and updated fixtures. The open living area features a mini split system providing efficient and controlled temperature comfort year round. Both bathrooms have been upgraded with newer vanities offering a clean modern look. Priced under $90,000 this is one of the lowest priced mobile homes cur

Key facts

• Quartz countertops
• Newer vanities
• Soft close cabinetry

Tags

• UPDATED MANUFACTURED HOME
• FULLY REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• SOFT CLOSE CABINETRY
• MINI SPLIT SYSTEM
• NEWER VANITIES

Property features AI

Finance

• Other: Rent may include pool (see remarks)
• Financial info: Land lease (amount listed separately)
• HOA & community: Community amenities: pool, spa, clubhouse, sport court, multipurpose/recreation room, gym/exercise room, playground

Exterior

• Parking: Carport; Has parking; Located in Lake Perris Village park
• Security: Controlled access (community)
• Utilities: Public sewer; District/public water
• Home design: Single-family / single body type; Single story; Mobile home remains on site; Front-facing entry
• Construction: Year built per public records
• Exterior features: Community in-ground pool; Park nearby; No landscaping

Interior

• Bedrooms: Entry level is on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Front entry; One-level home; Community spa (in-ground)
• Laundry & utility: Indoor laundry with washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $81k.

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 $81k).
• Recommended offer: $74k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 3.7% in Perris — 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 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Perris Union High (suburban): math 21% / reading 48% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.7%/yr); 136 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $559 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 + 7.7% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $73,608 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.70% ✓
• Cap rate: 23.58%
• Cash-on-cash: 61.75%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $113,750
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 E San Jacinto Ave #145	0.00mi	2/2.0	1,000 (+10%)	12mo	$96,600	$97	73
350 E San Jacinto Ave #150	0.00mi	3/2.0 (+1)	864 (-5%)	18mo	$105,000	$122	72
350 E San Jacinto Ave #217	0.00mi	3/1.0 (+1)	800 (-12%)	23mo	$99,999	$125	52
350 E San Jacinto Ave #112	0.00mi	3/2.0 (+1)	1,040 (+14%)	24mo	$130,000	$125	52

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 · 7.69% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 4.18×
• Total profit: $71,948
• Equity at exit: $12,061

10-year hold

• IRR: 71.7%
• Equity multiple: 10.15×
• Total profit: $207,155
• Equity at exit: $6,994

Cash invested: $22,649 (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 92571

• Home prices YoY: -9.4%
• Rents YoY: 7.7%
• Active inventory: 136
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$424
• Tax est. 1.5%: −$101 /mo · $1,213/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,166

Break-even live

Break-even rent $708

Max offer price $80,888

Occupancy floor 42%

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: $20,222
• Closing costs: $2,427
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Wilkerson Ave Perris, CA	2.0	2.0	920	$1,595	$1.73	1d	1	0.28mi
290 Wilson Ave Perris, CA	1.0–3.0	1.0–2.0	875	$1,738	$1.98	1d	7	0.34mi
1093 Johns Rd Perris, CA	3.0	2.0	1100	$2,500	$2.27	14d	1	0.84mi
1355 S Perris Blvd Perris, CA	2.0	1.0	962	$1,975	$2.05	1d	1	1.01mi
1687 Sycamore St Perris, CA	3.0	2.0	1100	$7,500	$6.82	1d	1	1.44mi
1188 Witt St Perris, CA	2.0	1.0	900	$2,800	$3.11	1d	1	1.45mi
2036 Orchard Dr Perris, CA	2.0	2.0	1005	$2,095	$2.08	2d	1	1.48mi
2036 Orchard Dr Perris, CA	2.0	2.0	1005	$2,095	$2.08	1d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $80,888 Active 114 DOM
2. 2026-06-17
   days on market $80,888 Active 113 DOM
3. 2026-06-16
   days on market $80,888 Active 112 DOM
4. 2026-06-15
   days on market $80,888 Active 111 DOM
5. 2026-06-13
   days on market $80,888 Active 109 DOM
6. 2026-06-13
   days on market $80,888 Active 108 DOM
7. 2026-06-09
   days on market $80,888 Active 105 DOM
8. 2026-06-08
   days on market $80,888 Active 104 DOM
9. 2026-06-07
   days on market $80,888 Active 103 DOM
10. 2026-06-04
    days on market $80,888 Active 100 DOM
11. 2026-06-03
    pricedays on market $80,888 Active 99 DOM
12. 2026-06-02
    days on market $88,800 Active 98 DOM
13. 2026-06-01
    days on market $88,800 Active 97 DOM
14. 2026-05-31
    days on market $88,800 Active 96 DOM
15. 2026-02-24
    listed $88,800 Active
16. 2025-09-30
    historical
17. 2025-09-01
    listed $94,900 Active
18. 2025-08-31
    historical
19. 2025-08-22
    price $95,000
20. 2025-06-19
    price $99,999
21. 2025-04-21
    listed $120,000 Active
22. 2025-03-10
    historical
23. 2025-01-11
    price $120,000
24. 2025-01-10
    listed $12,000 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,196
• − Mortgage interest: −$4,531
• − Property taxes: −$1,213
• − Insurance: −$404
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$2,353
• Taxable income: $13,502
• Est. tax owed @ 24.0%: −$3,241
• After-tax cash flow: $10,746/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: Perris Union High
• NCES district ID: 0630210
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $49,210
• Composite: 29.75/100
• National rank: #6439
• State rank: #282 of 517 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 60,096
• Household income: $92,309
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1152.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 18% Black 9% White 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 62% 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: ▼ -43.87%
• Current HPI: 421.3426
• Rent YoY: ▲ 7.69%
• 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

+640.0% since first listed

10 events — show timeline

• 2026-02-24 Listed $88,800 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-09-01 Listed $94,900 CRMLS
• 2025-08-31 Listing Removed — CRMLS
• 2025-08-22 Price Changed $95,000 CRMLS
• 2025-06-19 Price Changed $99,999 CRMLS
• 2025-04-21 Listed $120,000 CRMLS
• 2025-03-10 Listing Removed — CRMLS
• 2025-01-11 Price Changed $120,000 CRMLS
• 2025-01-10 Listed $12,000 CRMLS

Property tax history

-4.8%/yr

Latest (2025): $52 · +5.8% YoY. Source: county tax records.