4901 Green Riv #292 · Corona, CA 92878

$240,000

4 bd · 2.0 ba · 1,320 sqft · Manufactured · 147 Days on market

Built 2018 $182/sqft · 49% above area Est $161k · 49% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Gorgeous 4 Bedrooms, 2 Baths built in 2018, great open floor plan with a large size living room, dining area, amazing kitchen with ample cabinetry, a side yard plus a shed, the master bedroom comes with a private bath with a soaking tub and a separate shower, 3 other nice size bedrooms, laundry room, front covered porch, fenced yard. Must see. This is a family-friendly park with 2 swimming pools, spa, exercise facility, clubhouse, BBQ. The wonderful setting among high hills and mountains along the Santa Ana River, a bridge between Orange County and the Inland Empire. The park is next to the River Golf Club. Pets are welcome

Key facts

• Open floor plan
• Ample cabinetry
• Private bath

Tags

• OPEN FLOOR PLAN
• LARGE SIZE LIVING ROOM
• AMPLE CABINETRY
• PRIVATE BATH
• SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.9% in Corona — 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 (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 1.6% rent growth), your $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $160,738
• List price: $240,000
• Delta: 49.31%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4901 Green Riv #303	0.13mi	3/2.0 (-1)	1,344 (+2%)	1mo	$220,000	$164	86
4901 Green Riv #113	0.00mi	4/2.0	1,440 (+9%)	4mo	$140,000	$97	82
4901 Green River Rd #140	0.13mi	3/2.0 (-1)	1,440 (+9%)	1mo	$140,000	$97	72
4901 Green River Rd #239	0.11mi	4/2.0	1,176 (-11%)	8mo	$165,000	$140	70
4901 Green River Rd #228	0.13mi	3/2.0 (-1)	1,456 (+10%)	3mo	$159,000	$109	69
4901 Green River Rd #227	0.11mi	3/2.0 (-1)	1,440 (+9%)	8mo	$124,500	$86	68
4901 Green River Rd #248	0.14mi	3/2.0 (-1)	1,440 (+9%)	6mo	$103,000	$72	68
4901 Green River Rd #20	0.28mi	3/2.0 (-1)	1,368 (+4%)	11mo	$155,000	$113	67
4901 Green River Rd #103	0.11mi	3/2.0 (-1)	1,440 (+9%)	14mo	$130,000	$90	64
4901 Green River Road Rd #151	0.13mi	3/2.0 (-1)	1,440 (+9%)	12mo	$178,000	$124	64
4901 Green River Rd #258	0.25mi	3/2.0 (-1)	1,144 (-13%)	8mo	$155,000	$135	55
4901 Green River Rd #39	0.21mi	3/2.0 (-1)	1,508 (+14%)	10mo	$165,000	$109	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 4.03×
• Total profit: $203,347
• Equity at exit: $216,211

10-year hold

• IRR: 33.8%
• Equity multiple: 8.87×
• Total profit: $529,147
• Equity at exit: $466,267

Cash invested: $67,200 (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 92878

• Home prices YoY: 2.2%
• Rents YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,384 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $1,213

Break-even live

Break-even rent $1,848

Max offer price $240,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,349	-5% $1,281	+0% $1,213	+5% $1,145	+10% $1,077
Rent	-10% $946	-5% $1,080	+0% $1,213	+5% $1,347	+10% $1,481
Rate	-1.0pp $1,334	-0.5pp $1,274	base $1,213	+0.5pp $1,151	+1.0pp $1,088

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11533 Chadwick Rd Corona, CA	3.0	2.5	1599	$3,675	$2.30	18d	1	0.43mi

Listing history 19 events

1. 2026-06-21
   days on market $240,000 Active 147 DOM
2. 2026-06-18
   days on market $240,000 Active 144 DOM
3. 2026-06-17
   days on market $240,000 Active 143 DOM
4. 2026-06-16
   days on market $240,000 Active 142 DOM
5. 2026-06-15
   days on market $240,000 Active 141 DOM
6. 2026-06-13
   days on market $240,000 Active 139 DOM
7. 2026-06-13
   days on market $240,000 Active 138 DOM
8. 2026-06-09
   days on market $240,000 Active 135 DOM
9. 2026-06-08
   days on market $240,000 Active 134 DOM
10. 2026-06-07
    days on market $240,000 Active 133 DOM
11. 2026-06-04
    days on market $240,000 Active 130 DOM
12. 2026-06-03
    days on market $240,000 Active 129 DOM
13. 2026-06-02
    days on market $240,000 Active 128 DOM
14. 2026-06-01
    days on market $240,000 Active 127 DOM
15. 2026-05-31
    days on market $240,000 Active 126 DOM
16. 2026-01-25
    listed $240,000 Active 631-char remark

    Show marketing remark (631 chars)

    Gorgeous 4 Bedrooms, 2 Baths built in 2018, great open floor plan with a large size living room, dining area, amazing kitchen with ample cabinetry, a side yard plus a shed, the master bedroom comes with a private bath with a soaking tub and a separate shower, 3 other nice size bedrooms, laundry room, front covered porch, fenced yard. Must see. This is a family-friendly park with 2 swimming pools, spa, exercise facility, clubhouse, BBQ. The wonderful setting among high hills and mountains along the Santa Ana River, a bridge between Orange County and the Inland Empire. The park is next to the River Golf Club. Pets are welcome

17. 2023-05-26
    soldstatus $200,000 Closed Sale 451-char remark

    Show marketing remark (451 chars)

    Gorgeous 4 Bedrooms, 2 Baths built in 2018, great open floor plan with a large size living room, dining area, amazing kitchen with a side yard plus a shed. Must see. This is a family-friendly park with 2 swimming pools, spa, exercise facility, clubhouse, BBQ. The wonderful setting among high hills and mountains along the Santa Ana River, a bridge between Orange County and the Inland Empire. The park is next to the River Golf Club. Pets are welcome

18. 2023-05-04
    status Pending Sale 451-char remark

    Show marketing remark (451 chars)

    Gorgeous 4 Bedrooms, 2 Baths built in 2018, great open floor plan with a large size living room, dining area, amazing kitchen with a side yard plus a shed. Must see. This is a family-friendly park with 2 swimming pools, spa, exercise facility, clubhouse, BBQ. The wonderful setting among high hills and mountains along the Santa Ana River, a bridge between Orange County and the Inland Empire. The park is next to the River Golf Club. Pets are welcome

19. 2023-04-06
    listed $240,000 Active 451-char remark

    Show marketing remark (451 chars)

    Gorgeous 4 Bedrooms, 2 Baths built in 2018, great open floor plan with a large size living room, dining area, amazing kitchen with a side yard plus a shed. Must see. This is a family-friendly park with 2 swimming pools, spa, exercise facility, clubhouse, BBQ. The wonderful setting among high hills and mountains along the Santa Ana River, a bridge between Orange County and the Inland Empire. The park is next to the River Golf Club. Pets are welcome

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,216 · $101/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$608/yr (+$51/mo · 50.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,606
• − Mortgage interest: −$13,444
• − Property taxes: −$1,216
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,249
• − Management: −$3,249
• − Depreciation: −$6,982
• Taxable income: $11,268
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $11,856/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 12.32%
• Current HPI: 574.78
• Rent YoY: ▲ 1.64%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-01-25 Listed $240,000 CRMLS
• 2023-05-26 Sold (MLS) $200,000 CRMLS
• 2023-05-04 Pending — CRMLS
• 2023-04-06 Listed $240,000 CRMLS

Property tax history

+0.6%/yr

Latest (2025): $1,216 · +3.4% YoY. Source: county tax records.