1560 Massachusetts · Riverside, CA 92507

$105,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 156 Days on market

Built 1971 $81/sqft · 34% below area Est $165k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 1971 moble home featuring 2 bedrooms and 2 full bathrooms, this home offers a dedicated laundy room, a spacious living area, and an additional large living area, a large living space perfect for entertaining family and friends. Enjoy the nice front yard and back yard, along with two year old air conditioning system and plenty of windows thoughout the home that fill the space with natural light. Located in an all-ages mobile home park, this propertyis a great starter home and offers fantastic amenities for the whole family, including a swimming pool, sauna, children's park, pool table, pinball table, and a community hall for gatherings. As a bouns, the park also features an on-site nail salon. Security for added peace of mind.

Key facts

• Large living area
• Back yard
• Front yard

Tags

• DEDICATED LAUNDRY ROOM
• LARGE LIVING AREA
• FRONT YARD
• BACK YARD
• AIR CONDITIONING SYSTEM
• PLENTY OF WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 159 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/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 $726 of loan paydown is wiped out by about $3k 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 + 0.5% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.22% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.76%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (median comp): $165,000
• List price: $105,000
• Delta: -36.36%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 Massachussetts Ave #94	0.05mi	3/2.0 (+1)	1,300 (0%)	0mo	$185,000	$142	92
79 Round Table Dr	0.12mi	2/2.0	1,344 (+3%)	16mo	$110,000	$82	75
98 Sir Galahad Dr	0.12mi	3/2.0 (+1)	1,248 (-4%)	13mo	$159,900	$128	72
2 Round Table Dr	0.09mi	2/2.0	1,224 (-6%)	19mo	$121,000	$99	71
2595 Atlanta Ave #19	0.09mi	3/2.0 (+1)	1,344 (+3%)	24mo	$190,000	$141	65
1560 Massachusetts Ave #138	0.00mi	3/2.0 (+1)	1,440 (+11%)	20mo	$179,900	$125	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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 2.76×
• Total profit: $51,860
• Equity at exit: $15,656

10-year hold

• IRR: 47.4%
• Equity multiple: 5.05×
• Total profit: $119,041
• Equity at exit: $9,078

Cash invested: $29,400 (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 92507

• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$551
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,170

Break-even live

Break-even rent $852

Max offer price $105,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,230	-5% $1,200	+0% $1,170	+5% $1,140	+10% $1,111
Rent	-10% $986	-5% $1,078	+0% $1,170	+5% $1,262	+10% $1,354
Rate	-1.0pp $1,223	-0.5pp $1,197	base $1,170	+0.5pp $1,143	+1.0pp $1,115

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,030	$2.23	3d	1	0.07mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	45d	1	0.27mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	3d	1	0.34mi
2442 Iowa Ave Riverside, CA	2.0	1.0–1.5	743	$2,551	$3.43	0d	17	0.40mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	45d	7	0.41mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	3d	7	0.43mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	0d	5	0.51mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	4d	1	0.59mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	45d	1	0.60mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$545	$0.65	45d	1	0.65mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$2,225	$2.06	0d	4	0.67mi
1662 Palermo Dr Riverside, CA	1.0	1.0	1657	$1,000	$0.60	21d	1	0.76mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	25d	1	0.77mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	14d	1	0.77mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,260	$3.01	0d	11	0.78mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	45d	1	0.87mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	45d	1	0.87mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	19d	1	0.89mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	45d	1	0.90mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	45d	1	0.91mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,462	$2.13	14d	1	0.94mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	5d	1	1.14mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	11d	1	1.19mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	45d	1	1.24mi
3452 Mulberry St Unit 2 Riverside, CA	2.0	1.0	927	$1,795	$1.94	45d	1	1.31mi
3647 Elliotta Dr Riverside, CA	2.0	2.0	1050	$2,895	$2.76	45d	1	1.34mi
3050 Mission Inn Ave Riverside, CA	2.0	1.0–2.0	700	$2,675	$3.82	5d	10	1.35mi
3745 Strong St Riverside, CA	1.0–2.0	1.0	782	$1,995	$2.55	5d	2	1.41mi
3451 5th St Unit 3451 Riverside, CA	3.0	2.0	1700	$3,295	$1.94	6d	1	1.42mi
3451 5th St Riverside, CA	3.0	2.0	1700	$3,250	$1.91	6d	1	1.42mi
1066 Orange St Unit 1090-2 Riverside, CA	1.0	1.0	880	$1,595	$1.81	25d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 156 DOM
2. 2026-06-18
   days on market $105,000 Active 153 DOM
3. 2026-06-17
   days on market $105,000 Active 152 DOM
4. 2026-06-16
   days on market $105,000 Active 151 DOM
5. 2026-06-15
   days on market $105,000 Active 150 DOM
6. 2026-06-13
   days on market $105,000 Active 148 DOM
7. 2026-06-13
   days on market $105,000 Active 147 DOM
8. 2026-06-09
   days on market $105,000 Active 144 DOM
9. 2026-06-08
   days on market $105,000 Active 143 DOM
10. 2026-06-07
    days on market $105,000 Active 142 DOM
11. 2026-06-04
    days on market $105,000 Active 139 DOM
12. 2026-06-03
    days on market $105,000 Active 138 DOM
13. 2026-06-02
    days on market $105,000 Active 137 DOM
14. 2026-06-01
    days on market $105,000 Active 136 DOM
15. 2026-05-31
    days on market $105,000 Active 135 DOM
16. 2026-05-18
    price $105,000 774-char remark

    Show marketing remark (774 chars)

    Welcome to this beautifully maintained 1971 moble home featuring 2 bedrooms and 2 full bathrooms, this home offers a dedicated laundy room, a spacious living area, and an additional large living area, a large living space perfect for entertaining family and friends. Enjoy the nice front yard and back yard, along with two year old air conditioning system and plenty of windows thoughout the home that fill the space with natural light. Located in an all-ages mobile home park, this propertyis a great starter home and offers fantastic amenities for the whole family, including a swimming pool, sauna, children's park, pool table, pinball table, and a community hall for gatherings. As a bouns, the park also features an on-site nail salon. Security for added peace of mind.

17. 2026-01-16
    listed $119,600 Active 774-char remark

    Show marketing remark (774 chars)

    Welcome to this beautifully maintained 1971 moble home featuring 2 bedrooms and 2 full bathrooms, this home offers a dedicated laundy room, a spacious living area, and an additional large living area, a large living space perfect for entertaining family and friends. Enjoy the nice front yard and back yard, along with two year old air conditioning system and plenty of windows thoughout the home that fill the space with natural light. Located in an all-ages mobile home park, this propertyis a great starter home and offers fantastic amenities for the whole family, including a swimming pool, sauna, children's park, pool table, pinball table, and a community hall for gatherings. As a bouns, the park also features an on-site nail salon. Security for added peace of mind.

18. 2025-04-24
    historical
19. 2025-01-31
    listed $125,000 Active
20. 2023-10-13
    soldstatus $115,000 Closed Sale
21. 2023-08-23
    status Pending Sale
22. 2023-08-08
    listed $115,000 Active
23. 2021-11-18
    status Pending Sale
24. 2021-11-15
    historical
25. 2021-11-03
    listed $74,900 Active

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,994
• − Mortgage interest: −$5,882
• − Property taxes: −$940
• − Insurance: −$525
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$3,055
• Taxable income: $13,113
• Est. tax owed @ 24.0%: −$3,147
• After-tax cash flow: $10,895/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: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3590.0

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: Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Lithuanian 1% Ukrainian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• 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

+40.2% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $105,000 CRMLS
• 2026-01-16 Listed $119,600 CRMLS
• 2025-04-24 Listing Removed — CRMLS
• 2025-01-31 Listed $125,000 CRMLS
• 2023-10-13 Sold (MLS) $115,000 CRMLS
• 2023-08-23 Pending — CRMLS
• 2023-08-08 Listed $115,000 CRMLS
• 2021-11-18 Pending — CRMLS
• 2021-11-15 Listing Removed — CRMLS
• 2021-11-03 Listed $74,900 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $940 · +3.6% YoY. Source: county tax records.