913 Grand Ave #144 · San Jacinto, CA 92583

$135,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 70 Days on market

Built 1990 Good condition $123/sqft · at area comps Est $137k · at est.

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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 +8.3/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Community pool
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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+, amenities F, cost of living 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.
• Zoned schools: De Anza Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 677 students, 83% FRL); North Mountain Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 844 students, 90% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 86% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 41% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.71% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $137,465
• List price: $135,000
• Delta: -1.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 S Grand Ave #47	0.13mi	4/2.0 (+1)	1,248 (+14%)	2mo	$160,000	$128	65
1455 S State St S #310	0.43mi	3/2.0	1,120 (+2%)	21mo	$120,000	$107	59
913 S Grand Ave #25	0.13mi	3/2.0	1,248 (+14%)	17mo	$80,000	$64	58
1455 S State St #238	0.43mi	3/2.0	1,248 (+14%)	4mo	$145,000	$116	55
1455 S State St #271	0.43mi	3/2.0	1,224 (+11%)	9mo	$140,000	$114	54
1455 S State St #178	0.43mi	2/2.0 (-1)	1,120 (+2%)	22mo	$85,000	$76	53
913 S Grand Ave #134	0.13mi	2/2.0 (-1)	1,248 (+14%)	17mo	$104,000	$83	52
1455 S State St #49	0.43mi	2/2.0 (-1)	1,000 (-9%)	12mo	$74,900	$75	50
1455 S State St #275	0.43mi	2/2.0 (-1)	1,000 (-9%)	18mo	$40,000	$40	45
1536 S State St #234	0.48mi	2/2.0 (-1)	960 (-13%)	17mo	$98,900	$103	38
1097 N State St #548	0.74mi	3/2.0	1,248 (+14%)	12mo	$140,000	$112	33

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: 22.2%
• Equity multiple: 1.90×
• Total profit: $34,207
• Equity at exit: $20,129

10-year hold

• IRR: 30.0%
• Equity multiple: 3.63×
• Total profit: $99,582
• Equity at exit: $11,672

Cash invested: $37,800 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $894

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 56%

Sensitivity live

Price	-10% $987	-5% $941	+0% $894	+5% $848	+10% $801
Rent	-10% $711	-5% $803	+0% $894	+5% $986	+10% $1,077
Rate	-1.0pp $962	-0.5pp $929	base $894	+0.5pp $859	+1.0pp $824

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	45d	1	0.57mi
429 W 6th St San Jacinto, CA	2.0	1.0	864	$1,600	$1.85	4d	1	0.69mi
148 N Palomar Ave San Jacinto, CA	2.0	2.0	1368	$1,152	$0.84	26d	1	0.71mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,450	$2.33	0d	2	0.76mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	45d	1	0.78mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	26d	1	0.84mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	26d	1	0.85mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	0.87mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	0d	1	0.90mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	45d	1	0.92mi
740 S Jordan Ave Unit 742 San Jacinto, CA	2.0	1.0	800	$1,650	$2.06	45d	1	1.05mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	4d	1	1.07mi
157 W Washburn Ave San Jacinto, CA	2.0	1.0	850	$1,795	$2.11	45d	1	1.15mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	26d	1	1.15mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	45d	1	1.21mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.23mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.23mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	1.24mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.24mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.24mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.26mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	45d	1	1.29mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.34mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	26d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $135,000 Active 70 DOM
2. 2026-06-18
   days on market $135,000 Active 67 DOM
3. 2026-06-17
   days on market $135,000 Active 66 DOM
4. 2026-06-16
   days on market $135,000 Active 65 DOM
5. 2026-06-15
   days on market $135,000 Active 64 DOM
6. 2026-06-13
   days on market $135,000 Active 62 DOM
7. 2026-06-13
   days on market $135,000 Active 61 DOM
8. 2026-06-09
   days on market $135,000 Active 58 DOM
9. 2026-06-08
   days on market $135,000 Active 57 DOM
10. 2026-06-07
    days on market $135,000 Active 56 DOM
11. 2026-06-04
    days on market $135,000 Active 53 DOM
12. 2026-06-03
    days on market $135,000 Active 52 DOM
13. 2026-06-02
    days on market $135,000 Active 51 DOM
14. 2026-06-01
    days on market $135,000 Active 50 DOM
15. 2026-05-31
    days on market $135,000 Active 49 DOM
16. 2026-04-12
    listed $135,000 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 · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,754
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$3,927
• Taxable income: $9,124
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $8,541/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with modern updates and a solid foundation. It is move-in ready and has the potential for further value increases with minor cosmetic upgrades.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both Upgrading the flooring — Modern flooring can enhance the home's appeal and value
• Both Updating the kitchen appliances — Modern appliances can make the kitchen more functional and attractive
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Upgrading the flooring — Modern flooring can enhance the home's appeal and value ↑
• Both Updating the kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value ↑

ⓘ 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: 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

• 2026-04-12 Listed $135,000 CRMLS