6154 Mission Blvd #03 · Jurupa Valley, CA 92509

$149,900

2 bd · 2.0 ba · 768 sqft · Manufactured public records · 132 Days on market

Built 2025 $195/sqft · 6% above area Est $138k · 9% over ↓ 6% since listing

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +3.6/15.0
• 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 MLS

This brand-new 2025 2-bedroom, 2-bathroom manufactured home offers modern comfort and thoughtful design in a convenient location in Jurupa Valley. The home features an inviting open floor plan filled with natural light and showcasing clean, contemporary finishes throughout. The spacious living area seamlessly connects to the kitchen, creating an ideal layout for daily living and entertaining. The kitchen boasts stylish Clover shaker cabinetry, quartz-style countertops, stainless-steel Whirlpool appliances, and ample cabinet and prep space. The primary bedroom suite serves as a private retreat and includes an ensuite bathroom featuring a vanity-style sink that provides ample counter space and additional storage, along with modern fixtures and finishes. The secondary bedroom is well-sized and located near the guest bathroom, making it perfect for guests, family members, or a home office. Additional features include recessed lighting, dual-pane windows, Mohawk laminate flooring, and interior laundry hookups for added convenience. This move-in-ready home is situated within a well-maintained community and is conveniently located near shopping, dining, and major commuter routes, offering comfortable, low-maintenance living in the heart of Jurupa Valley.

Key facts

• Open floor plan
• Vanity-style sink
• Ensuite bathroom

Tags

• OPEN FLOOR PLAN
• CLOVER SHAKER CABINETRY
• QUARTZ-STYLE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• ENSUITE BATHROOM
• VANITY-STYLE SINK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 201 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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 + 1.3% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $138,048
• List price: $149,900
• Delta: 8.59%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6154 Mission Blvd #55	0.02mi	2/2.0	720 (-6%)	5mo	$159,900	$222	85
5925 Mission Blvd Spc 14	0.43mi	1/1.0 (-1)	665 (-13%)	24mo	$70,000	$105	29
5803 Mission #80	0.66mi	2/2.0	880 (+15%)	21mo	$125,000	$142	27

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: 7.9%
• Equity multiple: 1.30×
• Total profit: $12,786
• Equity at exit: $22,351

10-year hold

• IRR: 15.7%
• Equity multiple: 2.18×
• Total profit: $49,476
• Equity at exit: $12,961

Cash invested: $41,972 (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: 201
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $637

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 65%

Sensitivity live

Price	-10% $741	-5% $689	+0% $637	+5% $585	+10% $534
Rent	-10% $470	-5% $554	+0% $637	+5% $721	+10% $805
Rate	-1.0pp $713	-0.5pp $675	base $637	+0.5pp $598	+1.0pp $559

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4330 Pacific Ave Jurupa Valley, CA	3.0	2.0	910	$3,300	$3.63	0d	1	0.55mi
5943 Limonite Ave Unit C Jurupa Valley, CA	1.0	1.0	720	$1,750	$2.43	44d	1	0.74mi
5943 Limonite Ave Unit D Riverside, CA	1.0	1.0	700	$1,650	$2.36	25d	1	0.74mi
5748 Tilton Ave Unit TA107 Riverside, CA	1.0	1.0	550	$1,400	$2.55	4d	1	0.82mi
5748 Tilton Ave Unit TA108 Riverside, CA	1.0	1.0	550	$1,400	$2.55	6d	1	0.82mi
5618 Tilton Ave Riverside, CA	1.0	1.0	526	$1,555	$2.96	44d	1	1.02mi
3701 Mintern St Unit 3701 Riverside, CA	2.0	1.0	875	$1,995	$2.28	44d	1	1.20mi
3587 Wallace St Apt 3 Riverside, CA	1.0	1.0	600	$1,550	$2.58	44d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 132 DOM
2. 2026-06-18
   days on market $149,900 Active 129 DOM
3. 2026-06-17
   days on market $149,900 Active 128 DOM
4. 2026-06-16
   days on market $149,900 Active 127 DOM
5. 2026-06-15
   days on market $149,900 Active 126 DOM
6. 2026-06-13
   days on market $149,900 Active 124 DOM
7. 2026-06-13
   days on market $149,900 Active 123 DOM
8. 2026-06-09
   days on market $149,900 Active 120 DOM
9. 2026-06-08
   days on market $149,900 Active 119 DOM
10. 2026-06-07
    pricedays on market $149,900 Active 118 DOM
11. 2026-06-04
    days on market $154,900 Active 115 DOM
12. 2026-06-03
    days on market $154,900 Active 114 DOM
13. 2026-06-02
    days on market $154,900 Active 113 DOM
14. 2026-06-01
    days on market $154,900 Active 112 DOM
15. 2026-05-31
    days on market $154,900 Active 111 DOM
16. 2026-05-07
    price $154,900 1267-char remark

    Show marketing remark (1267 chars)

    This brand-new 2025 2-bedroom, 2-bathroom manufactured home offers modern comfort and thoughtful design in a convenient location in Jurupa Valley. The home features an inviting open floor plan filled with natural light and showcasing clean, contemporary finishes throughout. The spacious living area seamlessly connects to the kitchen, creating an ideal layout for daily living and entertaining. The kitchen boasts stylish Clover shaker cabinetry, quartz-style countertops, stainless-steel Whirlpool appliances, and ample cabinet and prep space. The primary bedroom suite serves as a private retreat and includes an ensuite bathroom featuring a vanity-style sink that provides ample counter space and additional storage, along with modern fixtures and finishes. The secondary bedroom is well-sized and located near the guest bathroom, making it perfect for guests, family members, or a home office. Additional features include recessed lighting, dual-pane windows, Mohawk laminate flooring, and interior laundry hookups for added convenience. This move-in-ready home is situated within a well-maintained community and is conveniently located near shopping, dining, and major commuter routes, offering comfortable, low-maintenance living in the heart of Jurupa Valley.

17. 2026-02-09
    listed $164,900 Active 1267-char remark

    Show marketing remark (1267 chars)

    This brand-new 2025 2-bedroom, 2-bathroom manufactured home offers modern comfort and thoughtful design in a convenient location in Jurupa Valley. The home features an inviting open floor plan filled with natural light and showcasing clean, contemporary finishes throughout. The spacious living area seamlessly connects to the kitchen, creating an ideal layout for daily living and entertaining. The kitchen boasts stylish Clover shaker cabinetry, quartz-style countertops, stainless-steel Whirlpool appliances, and ample cabinet and prep space. The primary bedroom suite serves as a private retreat and includes an ensuite bathroom featuring a vanity-style sink that provides ample counter space and additional storage, along with modern fixtures and finishes. The secondary bedroom is well-sized and located near the guest bathroom, making it perfect for guests, family members, or a home office. Additional features include recessed lighting, dual-pane windows, Mohawk laminate flooring, and interior laundry hookups for added convenience. This move-in-ready home is situated within a well-maintained community and is conveniently located near shopping, dining, and major commuter routes, offering comfortable, low-maintenance living in the heart of Jurupa Valley.

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,415
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$4,361
• Taxable income: $5,593
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $6,304/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

-6.1% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $154,900 CRMLS
• 2026-02-09 Listed $164,900 CRMLS