6130 CAMINO REAL #312 Plan · Jurupa Valley, CA 92509

$234,995

3 bd · 2.0 ba · 1,180 sqft · Manufactured · 21 Days on market

Good condition

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE DROP! Next Open House - June 14th 1230pm -3pm, 21st, & 27th from 1230-5pm. Meet at the homesite. Financing Help. Brand New home has an open plan with Grey cabinets, kitchen island, & a 4-ton AC!, a 1-year manufactured warranty PLUS a 6-year limited warranty! Stainless Appliances plus a side yard with artificial grass, a new driveway, new carport, & vinyl plank floors throughout the home! Be the 1st to move into this beauty! The vinyl fencing in this yard makes it a perfect area for a gathering or just some needed relax time. Call to see this one before its gone! Serial #235000HA002586A/B

Key facts

• Soho grey cabinets
• Stainless appliances
• Kitchen island

Tags

• SOHO GREY CABINETS
• KITCHEN ISLAND
• 4-TON AC
• 1-YEAR MANUFACTURED WARRANTY
• 6-YEAR LIMITED WARRANTY
• STAINLESS APPLIANCES

Property features AI

Finance

• Financial info: List price $234,995

Exterior

• Home design: Condo/Plan unit at 6130 Camino Real #312, Jurupa Valley, CA; Single-level (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1180; Active new construction plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 202 active listings in the ZIP; 1 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).
• This rent runs 35% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $231,470 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $145,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130 Camino Real #238	0.09mi	3/2.0	1,196 (+1%)	2mo	$190,000	$159	92
6130 Camino Real #47	0.15mi	3/2.0	1,176 (-0%)	11mo	$145,000	$123	84
6130 Camino Real #130	0.01mi	3/2.0	1,248 (+6%)	9mo	$135,000	$108	83
6130 Camino Real #97	0.01mi	2/2.0 (-1)	1,152 (-2%)	11mo	$120,000	$104	82
6130 Camino Real #251	0.01mi	3/2.0	1,296 (+10%)	5mo	$132,000	$102	79
6130 Camino Real #126	0.01mi	3/2.0	1,040 (-12%)	2mo	$155,000	$149	78
6130 Camino Real #95	0.01mi	4/2.0 (+1)	1,320 (+12%)	3mo	$166,800	$126	72
6130 Camino Real #230	0.17mi	3/2.0	1,250 (+6%)	14mo	$170,000	$136	70
6130 Camino Real #112	0.13mi	2/2.0 (-1)	1,040 (-12%)	1mo	$149,000	$143	69
6130 Camino Real #244	0.01mi	2/2.0 (-1)	1,344 (+14%)	13mo	$120,000	$89	60
6130 Camino Real #253	0.08mi	3/2.0	1,344 (+14%)	15mo	$165,000	$123	60
6130 Camino Real #181	0.09mi	3/2.0	1,344 (+14%)	15mo	$155,000	$115	60

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-7,509
• Equity at exit: $35,039

10-year hold

• IRR: 4.6%
• Equity multiple: 1.31×
• Total profit: $20,603
• Equity at exit: $20,318

Cash invested: $65,799 (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: 202
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $552

Break-even live

Break-even rent $2,056

Max offer price $234,995

Occupancy floor 75%

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: $58,749
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6322 Brian Cir Jurupa Valley, CA	3.0	2.0	1177	$2,800	$2.38	43d	1	0.46mi

Listing history 15 events

1. 2026-06-18
   days on market $234,995 Active 21 DOM
2. 2026-06-17
   days on market $234,995 Active 20 DOM
3. 2026-06-16
   days on market $234,995 Active 19 DOM
4. 2026-06-15
   days on market $234,995 Active 18 DOM
5. 2026-06-13
   days on market $234,995 Active 16 DOM
6. 2026-06-13
   days on market $234,995 Active 15 DOM
7. 2026-06-09
   days on market $234,995 Active 12 DOM
8. 2026-06-08
   days on market $234,995 Active 11 DOM
9. 2026-06-07
   days on market $234,995 Active 10 DOM
10. 2026-06-04
    days on market $234,995 Active 7 DOM
11. 2026-06-03
    days on market $234,995 Active 6 DOM
12. 2026-06-02
    days on market $234,995 Active 5 DOM
13. 2026-06-01
    days on market $234,995 Active 4 DOM
14. 2026-05-31
    remarks 603-char remark
15. 2026-05-31
    days on market $234,995 Active 3 DOM

ⓘ 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 4/10 Moderate
• 🌡 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: $33,048
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$6,836
• Taxable income: $3,061
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $5,885/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 · 6 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and has the potential for further value increases through landscaping and exterior painting.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior walls — Fresh paint can improve the home's appearance and value.
• Both Landscaping and irrigation system — A well-maintained yard and irrigation system can increase curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and irrigation system — A well-maintained yard and irrigation system can increase curb appeal and attract potential buyers/tenants. ↑

ⓘ 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: 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