61200 Indian Paint Brush Rd · Anza, CA 92539

$289,000

3 bd · 2.0 ba · 2,088 sqft · Manufactured public records · 77 Days on market

Built 2006 9.03 ac lot Est $455k · 37% under ↓ 7% since listing

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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
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• DSCR +2.1/10.0

Listing remarks MLS

VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

Key facts

• Horse corrals
• 9 acre
• 9.03 acre lot

Tags

• 9 ACRE
• 2 PERMITTED MANUFACTURED HOMES
• DETACHED 3 CAR GARAGE
• MOUNTAIN AND VALLEY VIEWS
• CLOSE TO VAST PUBLIC LANDS
• HORSE CORRALS

Property features AI

Finance

• Other: Property contains a total of 2 units; No common walls between units; Living area and lot info from public records
• Financial info: Special assessments
• HOA & community: Rural setting; Adjacent to preserve or public land

Exterior

• Parking: Three garage parking spaces; Garage with three doors
• Utilities: Private well water; Septic tank
• Home design: Manufactured house; Two units on the lot; Single-story; Has a view; No accessory dwelling unit reported
• Construction: Permanent foundation; Certified 433a
• Exterior features: Lot is level/flat with a gentle slope; Horse property (improved); No pool

Interior

• Kitchen: Kitchen
• Bedrooms: Five bedrooms on the main level
• Bathrooms: Four full bathrooms
• Interior features: One-level home; Entry on main level; Family room
• Laundry & utility: Laundry room located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $289k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (19.7% below list).
• Recommended offer: $232k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Anza — 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 45/100 on livability (#1,301 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: schools F, amenities F, commute F.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 155 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,188 (19.7% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $455,184
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60500 Indian Paint Brush Rd	0.56mi	3/2.0	2,040 (-2%)	20mo	$285,000	$140	53
60870 Indian Paint Brush Rd	0.30mi	4/2.0 (+1)	1,944 (-7%)	22mo	$463,500	$238	51
42655 Labrinia Ln	0.65mi	3/2.0	1,900 (-9%)	16mo	$415,000	$218	41
42225 El Campo Rd	0.69mi	3/2.0	1,782 (-15%)	22mo	$360,000	$202	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $139,130
• Equity at exit: $260,354

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $424,392
• Equity at exit: $561,463

Cash invested: $80,920 (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 92539

• Home prices YoY: 16.5%
• Active inventory: 155
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$487 /mo · $5,843/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-289

Break-even live

Break-even rent $2,687

Max offer price $238,023

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-207	+0% $-289	+5% $-370	+10% $-452
Rent	-10% $-472	-5% $-380	+0% $-289	+5% $-197	+10% $-105
Rate	-1.0pp $-143	-0.5pp $-215	base $-289	+0.5pp $-363	+1.0pp $-440

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $289,000 Active 77 DOM
2. 2026-06-18
   days on market $289,000 Active 74 DOM
3. 2026-06-17
   days on market $289,000 Active 73 DOM
4. 2026-06-16
   days on market $289,000 Active 72 DOM
5. 2026-06-15
   days on market $289,000 Active 71 DOM
6. 2026-06-13
   pricestatus $289,000 Active 69 DOM
7. 2026-04-27
   status Pending Sale
8. 2026-04-27
   status Active
9. 2026-04-24
   status Pending Sale
10. 2026-02-13
    listed $325,000 Active
11. 2024-09-26
    historical
12. 2021-11-05
    historical 473-char remark

    Show marketing remark (473 chars)

    VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

13. 2021-11-04
    soldstatus $470,000 Closed 473-char remark

    Show marketing remark (473 chars)

    VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

14. 2021-11-04
    soldstatus $470,000

    Show marketing remark (473 chars)

    VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

15. 2021-09-20
    status Pending 473-char remark

    Show marketing remark (473 chars)

    VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

16. 2021-09-17
    price $510,000 473-char remark

    Show marketing remark (473 chars)

    VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

17. 2021-08-09
    listed $439,000 Active 473-char remark

    Show marketing remark (473 chars)

    VIEWS, VIEWS, VIEWS!!! This 9.3 acre property has 2 manufactured homes. One having 3 bedroom, 2bath w/ fireplace. The other 2 bedroom, 2bath with fireplace. All needing some repairs. It has 2 out buildings which encludes a 3 car garage, along with 4 large water tanks. Fenced in horse corral/ arena with covered stalls. Comes with 6+ green houses. Fenced with upper and lower gate entrances. This property is SOLD AS IS, No Warranty . .. Motivated Seller/Submit all offers!

18. 2021-06-17
    historical
19. 2021-05-14
    listed $500,000 Active
20. 2006-07-24
    historical
21. 2005-12-13
    soldstatus $357,000
22. 2005-12-13
    soldstatus $357,000
23. 2005-07-24
    listed $350,000
24. 2005-07-21
    listed $350,000

ⓘ 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: $5,843 · $487/mo
• Projected year-2 tax: $5,843 · $487/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,863
• − Mortgage interest: −$16,188
• − Property taxes: −$5,843
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$8,407
• Taxable loss: −$8,479
• Est. tax savings @ 24.0%: +$2,035
• After-tax cash flow: $-1,428/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: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Anza

• Score: 45/100
• State rank: #1301
• US rank: #26600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,480

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: White 54% Hispanic / Latino 36% Two or more races 16% Asian 8% Native American 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 26% Korean 4% Chinese 2%

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: ▲ 46.58%
• Current HPI: 329.4083
• Rent YoY: —
• Metro: —
• 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

-7.1% since first listed

18 events — show timeline

• 2026-04-27 Pending — CRMLS
• 2026-04-27 Relisted — CRMLS
• 2026-04-24 Pending — CRMLS
• 2026-02-13 Listed $325,000 CRMLS
• 2024-09-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-11-05 Listing Removed — GPSMLS
• 2021-11-04 Sold (Public Records) $470,000 Public Records
• 2021-11-04 Sold (MLS) $470,000 GPSMLS
• 2021-09-20 Pending — GPSMLS
• 2021-09-17 Price Changed $510,000 GPSMLS
• 2021-08-09 Listed $439,000 GPSMLS
• 2021-06-17 Listing Removed — CRMLS
• 2021-05-14 Listed $500,000 CRMLS
• 2006-07-24 Listing Removed — CRMLS
• 2005-12-13 Sold (Public Records) $357,000 Public Records
• 2005-12-13 Sold (MLS) $357,000 CRMLS
• 2005-07-24 Listed $350,000 CRMLS
• 2005-07-21 Listed $350,000 CRMLS

Property tax history

+0.7%/yr

Latest (2025): $5,843 · +2.4% YoY. Source: county tax records.