20716 Grand · Wildomar, CA 92595

$350,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 24 Days on market

Built 1972 0.39 ac lot Est $433k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean properties with nice income potential. Two separate stand alone newer manufactured homes. One 3 bedroom 2 bath and One 2 bedroom 2 bath. Storage shed and covered parking is on property. Large lot with plenty of room. A very high gate with remote entrance surrounds the full property for extra security and privacy. This property is in probate with the property next door. Owner prefers to sell both lots together but will consider other options at the right price. Larger unit currently rents for $1200 and smaller is $1000. Long term tenants who pay on time and would prefer to continue to stay long term. Public records are incorrect. Larger unit is around 1400 square feet and smaller is around 1200. Agent and/or buyer to verify.

Key facts

• Two electric meters
• Custom rebuild
• Two carports

Tags

• SPACIOUS LOT
• ADU POSSIBILITIES
• CUSTOM REBUILD
• TWO GAS METERS
• TWO ELECTRIC METERS
• TWO CARPORTS

Property features AI

Finance

• Other: Total of 2 units on the property
• HOA & community: Rural community

Exterior

• Parking: Two garage spaces; Two total parking spaces
• Utilities: District/public water; Septic (type unknown); Natural gas available; Electricity connected
• Home design: Single-story (one level); Front entry
• Construction: Manufactured construction; No ADU
• Exterior features: Manufactured house; No pool; Rural, mountainous setting; Has a view; Lot described as 0–1 unit/acre

Interior

• Kitchen: Built-in range
• Bedrooms: Three main-level bedrooms
• Bathrooms: Four full bathrooms
• Heating & cooling: Central cooling
• Interior features: All bedrooms located on the main level; One-level home with front entry; Two bathrooms on the main level
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry area included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (26.6% below list).
• Recommended offer: $257k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% in Wildomar — 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 53/100 on livability (#951 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment B+; Watch: schools D, health & safety D, amenities F.
• Lake Elsinore Unified (suburban): math 34% / reading 49% proficiency, ranked #210 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 145 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $288k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $256,761 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $433,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20690 Alameda Del Monte	0.16mi	2/2.0	1,176 (-2%)	8mo	$415,000	$353	82
32720 Webb Dr	0.47mi	3/2.0 (+1)	1,152 (-4%)	2mo	$575,000	$499	64
33400 Hixon Dr	0.29mi	2/2.0	1,344 (+12%)	3mo	$330,000	$246	64
21136 Denise Ct	0.53mi	3/2.0 (+1)	1,248 (+4%)	1mo	$510,000	$409	63
20691 Alameda Del Monte	0.19mi	2/1.0	1,080 (-10%)	9mo	$390,000	$361	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.18×
• Total profit: $-80,393
• Equity at exit: $52,186

10-year hold

• IRR: -31.6%
• Equity multiple: -0.22×
• Total profit: $-120,012
• Equity at exit: $30,262

Cash invested: $98,000 (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 92595

• Home prices YoY: -23.8%
• Rents YoY: -2.1%
• Active inventory: 145
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$300 /mo · $3,601/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-253

Break-even live

Break-even rent $2,888

Max offer price $305,323

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-154	+0% $-253	+5% $-352	+10% $-451
Rent	-10% $-456	-5% $-354	+0% $-253	+5% $-151	+10% $-50
Rate	-1.0pp $-77	-0.5pp $-164	base $-253	+0.5pp $-344	+1.0pp $-436

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20100 Palomar St Wildomar, CA	3.0	2.0	1300	$2,500	$1.92	25d	1	1.00mi
21825 Canyon Dr Wildomar, CA	3.0	2.0	1477	$2,500	$1.69	17d	1	1.35mi

Listing history 25 events

1. 2026-06-18
   days on market $350,000 Active 24 DOM
2. 2026-06-17
   days on market $350,000 Active 23 DOM
3. 2026-06-16
   days on market $350,000 Active 22 DOM
4. 2026-06-15
   days on market $350,000 Active 21 DOM
5. 2026-06-13
   days on market $350,000 Active 19 DOM
6. 2026-06-13
   days on market $350,000 Active 18 DOM
7. 2026-06-09
   days on market $350,000 Active 15 DOM
8. 2026-06-08
   days on market $350,000 Active 14 DOM
9. 2026-06-07
   days on market $350,000 Active 13 DOM
10. 2026-06-04
    days on market $350,000 Active 10 DOM
11. 2026-06-03
    days on market $350,000 Active 9 DOM
12. 2026-06-02
    days on market $350,000 Active 8 DOM
13. 2026-06-01
    days on market $350,000 Active 7 DOM
14. 2026-05-31
    days on market $350,000 Active 6 DOM
15. 2026-05-25
    listed $350,000 Active
16. 2018-09-24
    soldstatus $287,500 Closed Sale 741-char remark

    Show marketing remark (741 chars)

    Clean properties with nice income potential. Two separate stand alone newer manufactured homes. One 3 bedroom 2 bath and One 2 bedroom 2 bath. Storage shed and covered parking is on property. Large lot with plenty of room. A very high gate with remote entrance surrounds the full property for extra security and privacy. This property is in probate with the property next door. Owner prefers to sell both lots together but will consider other options at the right price. Larger unit currently rents for $1200 and smaller is $1000. Long term tenants who pay on time and would prefer to continue to stay long term. Public records are incorrect. Larger unit is around 1400 square feet and smaller is around 1200. Agent and/or buyer to verify.

17. 2018-09-21
    soldstatus $575,000
18. 2018-08-11
    historical Active Under Contract 741-char remark

    Show marketing remark (741 chars)

    Clean properties with nice income potential. Two separate stand alone newer manufactured homes. One 3 bedroom 2 bath and One 2 bedroom 2 bath. Storage shed and covered parking is on property. Large lot with plenty of room. A very high gate with remote entrance surrounds the full property for extra security and privacy. This property is in probate with the property next door. Owner prefers to sell both lots together but will consider other options at the right price. Larger unit currently rents for $1200 and smaller is $1000. Long term tenants who pay on time and would prefer to continue to stay long term. Public records are incorrect. Larger unit is around 1400 square feet and smaller is around 1200. Agent and/or buyer to verify.

19. 2018-06-26
    price $324,900 741-char remark

    Show marketing remark (741 chars)

    Clean properties with nice income potential. Two separate stand alone newer manufactured homes. One 3 bedroom 2 bath and One 2 bedroom 2 bath. Storage shed and covered parking is on property. Large lot with plenty of room. A very high gate with remote entrance surrounds the full property for extra security and privacy. This property is in probate with the property next door. Owner prefers to sell both lots together but will consider other options at the right price. Larger unit currently rents for $1200 and smaller is $1000. Long term tenants who pay on time and would prefer to continue to stay long term. Public records are incorrect. Larger unit is around 1400 square feet and smaller is around 1200. Agent and/or buyer to verify.

20. 2018-04-23
    historical
21. 2018-04-23
    historical
22. 2018-04-09
    listed $349,500 Active 741-char remark

    Show marketing remark (741 chars)

    Clean properties with nice income potential. Two separate stand alone newer manufactured homes. One 3 bedroom 2 bath and One 2 bedroom 2 bath. Storage shed and covered parking is on property. Large lot with plenty of room. A very high gate with remote entrance surrounds the full property for extra security and privacy. This property is in probate with the property next door. Owner prefers to sell both lots together but will consider other options at the right price. Larger unit currently rents for $1200 and smaller is $1000. Long term tenants who pay on time and would prefer to continue to stay long term. Public records are incorrect. Larger unit is around 1400 square feet and smaller is around 1200. Agent and/or buyer to verify.

23. 2018-03-09
    listed $349,500 Active
24. 2018-03-09
    listed $349,500
25. 1981-09-01
    soldstatus $22,500

ⓘ 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: $3,601 · $300/mo
• Projected year-2 tax: $3,601 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,811
• − Mortgage interest: −$19,605
• − Property taxes: −$3,601
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$10,182
• Taxable loss: −$9,256
• Est. tax savings @ 24.0%: +$2,222
• After-tax cash flow: $-813/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: Lake Elsinore Unified
• NCES district ID: 0600027
• Math proficiency: 34% ▲ 5.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $63,829
• Composite: 37.01/100
• National rank: #4518
• State rank: #210 of 517 in CA

Livability — Wildomar

• Score: 53/100
• State rank: #951
• US rank: #24427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildomar, CA
• County: Riverside County · 2,287,001 people
• City population: 34,438
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 34,438
• Household income: $106,047
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 429.0

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 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 41% Two or more races 18% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 25% Tagalog/Filipino 1% Vietnamese 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: ▼ -110.47%
• Current HPI: 354.397
• Rent YoY: ▼ -2.12%
• 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

+1455.6% since first listed

11 events — show timeline

• 2026-05-25 Listed $350,000 CRMLS
• 2018-09-24 Sold (MLS) $287,500 CRMLS
• 2018-09-21 Sold (Public Records) $575,000 Public Records
• 2018-08-11 Contingent — CRMLS
• 2018-06-26 Price Changed $324,900 CRMLS
• 2018-04-23 Listing Removed — SDMLS
• 2018-04-23 Listing Removed — CRMLS
• 2018-04-09 Listed $349,500 CRMLS
• 2018-03-09 Listed $349,500 SDMLS
• 2018-03-09 Listed $349,500 CRMLS
• 1981-09-01 Sold (Public Records) $22,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,601 · +4.7% YoY. Source: county tax records.