2150 S San Jacinto Ave #31 · San Jacinto, CA 92583

$34,950

1 bd · 1.5 ba · 500 sqft · Manufactured · 77 Days on market

Built 1969 Good condition $70/sqft · 66% above area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

Located in the well-established Hemacinto Mobile Home Community, this 1963 Pilgrim single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional layout paired with recent interior updates, making it truly move-in ready. The updated kitchen brings a more modern feel to the home, creating a refreshed and inviting space for everyday living. A standout feature is the sunroom, offering valuable additional square footage that can be used as a cozy sitting area, hobby space, home office, or extra storage—adding flexibility to fit your lifestyle. Situated at 2150 S San Jacinto Avenue in San Jacinto, residents enjoy convenient access to nearby shopping, dining, and everyday essentials. The location also offers close proximity to local parks, schools, and main roadways, with easy access to neighboring Hemet for expanded amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming environment, making it an ideal choice for buyers seeking comfort, convenience, and value. Whether you're downsizing, purchasing your first home, or searching for an affordable option, this property presents a great opportunity.

Key facts

• Convenient access
• Sunroom
• Updated kitchen

Tags

• SUNROOM
• UPDATED KITCHEN
• CONVENIENT ACCESS
• CLOSE PROXIMITY TO LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 39.7% 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+, schools D-, amenities 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.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.39% ✓
• Cap rate: 39.66%
• Cash-on-cash: 119.18%
• DSCR: 6.30
• GRM: 1.9

CMA / ARV

• ARV (median comp): $21,087
• List price: $34,950
• Delta: 65.74%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 S San Jacinto Ave #83	0.45mi	1/1.0	550 (+10%)	20mo	$39,599	$72	44

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: —
• Equity multiple: 5.71×
• Total profit: $46,073
• Equity at exit: $5,211

10-year hold

• IRR: —
• Equity multiple: 11.77×
• Total profit: $105,391
• Equity at exit: $3,022

Cash invested: $9,786 (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: 159
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $820

Break-even live

Break-even rent $498

Max offer price $34,950

Occupancy floor 42%

Sensitivity live

Price	-10% $844	-5% $832	+0% $820	+5% $808	+10% $796
Rent	-10% $699	-5% $759	+0% $820	+5% $881	+10% $941
Rate	-1.0pp $838	-0.5pp $829	base $820	+0.5pp $811	+1.0pp $802

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: $8,738
• Closing costs: $1,048
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Menlo Ave Unit 02 Hemet, CA	1.0	1.0	550	$1,300	$2.36	44d	1	0.48mi
811 E Menlo Ave Apt 12 Hemet, CA	1.0	1.0	550	$1,300	$2.36	24d	1	0.48mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	18d	1	0.66mi
526 Greystone Ln Hemet, CA	2.0	1.0	700	$1,600	$2.29	44d	1	0.66mi
526 Greystone Ln Apt 3 Hemet, CA	2.0	1.0	700	$1,650	$2.36	44d	1	0.66mi
560 E Oakland Ave Apt P Hemet, CA	1.0	1.0	550	$1,325	$2.41	17d	1	0.73mi
1376 E Date St Unit 5 Hemet, CA	2.0	1.0	650	$1,500	$2.31	17d	1	0.75mi
426 N Buena Vista St Apt 1 Hemet, CA	2.0	1.0	680	$1,550	$2.28	8d	1	0.82mi
426 N Buena Vista St Hemet, CA	2.0	1.0	680	$1,550	$2.28	4d	1	0.82mi
210 N Santa Fe St Hemet, CA	1.0	1.0	600	$1,300	$2.17	4d	1	0.99mi
1955 E Devonshire Ave Hemet, CA	1.0	1.0	500	$1,350	$2.70	24d	1	1.03mi
1955 E Devonshire Ave Hemet, CA	1.0	1.0	500	$1,450	$2.90	44d	1	1.03mi
2207 Woodberry Ave Hemet, CA	1.0	1.0	700	$1,495	$2.14	3d	1	1.07mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	44d	1	1.25mi
150 S San Jacinto St Hemet, CA	1.0–2.0	1.0–2.0	834	$1,445	$1.73	24d	2	1.25mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	8d	1	1.27mi
190 S Yale St Hemet, CA	2.0	2.0	695	$1,450	$2.09	2d	1	1.36mi
320 S Pico Ave San Jacinto, CA	2.0	1.0	650	$1,500	$2.31	44d	1	1.41mi
113 E Kimball Ave Unit 2 Hemet, CA	2.0	1.0	500	$1,295	$2.59	44d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $34,950 Active 77 DOM
2. 2026-06-17
   days on market $34,950 Active 76 DOM
3. 2026-06-16
   days on market $34,950 Active 75 DOM
4. 2026-06-15
   days on market $34,950 Active 74 DOM
5. 2026-06-13
   days on market $34,950 Active 72 DOM
6. 2026-06-13
   days on market $34,950 Active 71 DOM
7. 2026-06-09
   days on market $34,950 Active 68 DOM
8. 2026-06-08
   days on market $34,950 Active 67 DOM
9. 2026-06-07
   days on market $34,950 Active 66 DOM
10. 2026-06-04
    days on market $34,950 Active 63 DOM
11. 2026-06-03
    days on market $34,950 Active 62 DOM
12. 2026-06-02
    days on market $34,950 Active 61 DOM
13. 2026-06-01
    days on market $34,950 Active 60 DOM
14. 2026-05-31
    days on market $34,950 Active 59 DOM
15. 2026-04-27
    price $34,950 1255-char remark

    Show marketing remark (1255 chars)

    Located in the well-established Hemacinto Mobile Home Community, this 1963 Pilgrim single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional layout paired with recent interior updates, making it truly move-in ready. The updated kitchen brings a more modern feel to the home, creating a refreshed and inviting space for everyday living. A standout feature is the sunroom, offering valuable additional square footage that can be used as a cozy sitting area, hobby space, home office, or extra storage—adding flexibility to fit your lifestyle. Situated at 2150 S San Jacinto Avenue in San Jacinto, residents enjoy convenient access to nearby shopping, dining, and everyday essentials. The location also offers close proximity to local parks, schools, and main roadways, with easy access to neighboring Hemet for expanded amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming environment, making it an ideal choice for buyers seeking comfort, convenience, and value. Whether you're downsizing, purchasing your first home, or searching for an affordable option, this property presents a great opportunity.

16. 2026-04-02
    listed $39,950 Active 1255-char remark

    Show marketing remark (1255 chars)

    Located in the well-established Hemacinto Mobile Home Community, this 1963 Pilgrim single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional layout paired with recent interior updates, making it truly move-in ready. The updated kitchen brings a more modern feel to the home, creating a refreshed and inviting space for everyday living. A standout feature is the sunroom, offering valuable additional square footage that can be used as a cozy sitting area, hobby space, home office, or extra storage—adding flexibility to fit your lifestyle. Situated at 2150 S San Jacinto Avenue in San Jacinto, residents enjoy convenient access to nearby shopping, dining, and everyday essentials. The location also offers close proximity to local parks, schools, and main roadways, with easy access to neighboring Hemet for expanded amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming environment, making it an ideal choice for buyers seeking comfort, convenience, and value. Whether you're downsizing, purchasing your first home, or searching for an affordable option, this property presents a great opportunity.

17. 2026-04-02
    historical

    Show marketing remark (1255 chars)

    Located in the well-established Hemacinto Mobile Home Community, this 1963 Pilgrim single-wide offers an excellent opportunity for affordable homeownership with space rent at just $795 per month. This 1-bedroom, 1-bathroom home features a functional layout paired with recent interior updates, making it truly move-in ready. The updated kitchen brings a more modern feel to the home, creating a refreshed and inviting space for everyday living. A standout feature is the sunroom, offering valuable additional square footage that can be used as a cozy sitting area, hobby space, home office, or extra storage—adding flexibility to fit your lifestyle. Situated at 2150 S San Jacinto Avenue in San Jacinto, residents enjoy convenient access to nearby shopping, dining, and everyday essentials. The location also offers close proximity to local parks, schools, and main roadways, with easy access to neighboring Hemet for expanded amenities. Hemacinto Mobile Home Community is known for its established setting and welcoming environment, making it an ideal choice for buyers seeking comfort, convenience, and value. Whether you're downsizing, purchasing your first home, or searching for an affordable option, this property presents a great opportunity.

18. 2026-04-01
    listed $29,950 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 AH · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 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: $18,433
• − Mortgage interest: −$1,958
• − Property taxes: −$524
• − Insurance: −$1,999
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$1,017
• Taxable income: $9,985
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $7,442/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 1963 Pilgrim single-wide is move-in ready with recent interior updates and a functional layout. The home offers a good condition score and is well-suited for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and adds value
• Both Add a small patio or deck — A small outdoor space can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Add a small patio or deck — A small outdoor space can increase both resale and rental 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

+16.7% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $34,950 CRMLS
• 2026-04-02 Listing Removed — CRMLS
• 2026-04-02 Listed $39,950 CRMLS
• 2026-04-01 Listed $29,950 CRMLS