2751 Reche Canyon Rd #70 · Moreno Valley, CA 92324

$129,000

3 bd · 2.0 ba · 900 sqft · Manufactured · 93 Days on market

Built 1963 1,700 sqft lot $143/sqft · 23% above area Est $105k · 23% over

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

Listing remarks MLS

Fully Renovated 3 bed 2 Bath Manufactured Home. Welcome to this beautifully renovated home modernized from the top to bottom and ready for its new owners! Bright and open living area with stunning updated kitchen with new cabinetry & countertops. Fully remodeled bathrooms with sleek fixtures. Fresh interior and exterior paint, new flooring throughout. This home is truly turnkey-all the upgrades are done for you! Don't miss the opportunity to own a fully updated manufactured home.

Key facts

• Renovated home
• Fresh paint
• New flooring

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• REMODELED BATHROOMS
• NEW FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.5%/yr); 101 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/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 $892 of loan paydown is wiped out by about $4k 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 + 2.5% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $35k; list at $129k implies a 269% gain — meaningful room to come down on a strong offer.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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?
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: 1.95% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.44%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (median comp): $105,187
• List price: $129,000
• Delta: 22.64%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2751 Reche Canyon Rd #125	0.00mi	2/2.0 (-1)	840 (-7%)	11mo	$110,000	$131	75
2751 Reche Canyon Rd Unit 209B	0.00mi	2/1.0 (-1)	800 (-11%)	2mo	$102,000	$128	71

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.32×
• Total profit: $47,734
• Equity at exit: $19,234

10-year hold

• IRR: 38.5%
• Equity multiple: 4.50×
• Total profit: $126,556
• Equity at exit: $11,154

Cash invested: $36,120 (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 92324

• Rents YoY: 2.5%
• Active inventory: 101
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,097

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 51%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $129,000 Active 93 DOM
2. 2026-06-17
   days on market $129,000 Active 92 DOM
3. 2026-06-16
   days on market $129,000 Active 91 DOM
4. 2026-06-15
   days on market $129,000 Active 90 DOM
5. 2026-06-13
   days on market $129,000 Active 88 DOM
6. 2026-06-13
   days on market $129,000 Active 87 DOM
7. 2026-06-09
   days on market $129,000 Active 84 DOM
8. 2026-06-08
   days on market $129,000 Active 83 DOM
9. 2026-06-07
   days on market $129,000 Active 82 DOM
10. 2026-06-04
    remarks 638-char remark
11. 2026-06-04
    days on market $129,000 Active 79 DOM
12. 2026-06-03
    days on market $129,000 Active 78 DOM
13. 2026-06-02
    days on market $129,000 Active 77 DOM
14. 2026-06-01
    days on market $129,000 Active 76 DOM
15. 2026-05-31
    days on market $129,000 Active 75 DOM
16. 2026-03-17
    listed $129,000 Active 491-char remark

    Show marketing remark (491 chars)

    Fully Renovated 3 bed 2 Bath Manufactured Home. Welcome to this beautifully renovated home modernized from the top to bottom and ready for its new owners! Bright and open living area with stunning updated kitchen with new cabinetry & countertops. Fully remodeled bathrooms with sleek fixtures. Fresh interior and exterior paint, new flooring throughout. This home is truly turnkey-all the upgrades are done for you! Don't miss the opportunity to own a fully updated manufactured home.

17. 2026-02-18
    historical
18. 2026-02-12
    price $129,000
19. 2025-11-20
    listed $145,000 Active
20. 2025-11-19
    historical
21. 2024-10-08
    soldstatus $35,000 Closed Sale
22. 2024-09-20
    historical Active Under Contract
23. 2024-09-14
    price $45,000
24. 2024-08-16
    listed $49,000 Active
25. 2020-10-16
    soldstatus $33,500 Closed Sale
26. 2020-10-08
    status Pending Sale
27. 2020-09-14
    status Active
28. 2020-09-02
    status Pending Sale
29. 2020-08-10
    historical Active Under Contract
30. 2020-07-15
    price $43,500
31. 2020-07-11
    price $47,200
32. 2020-07-01
    status Active
33. 2020-06-22
    status Pending Sale
34. 2020-06-05
    price $47,900
35. 2020-05-15
    price $54,000
36. 2020-05-08
    listed $61,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,203
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$3,753
• Taxable income: $11,812
• Est. tax owed @ 24.0%: −$2,835
• After-tax cash flow: $10,327/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: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 57,365
• Household income: $71,078
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2195.0

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% Two or more races 24% White 11% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 49% Tagalog/Filipino 1% Other Indo-European 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: ▼ -270.99%
• Current HPI: 451.2973
• Rent YoY: ▲ 2.50%
• 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

+111.5% since first listed

21 events — show timeline

• 2026-03-17 Listed $129,000 CRMLS
• 2026-02-18 Listing Removed — CRMLS
• 2026-02-12 Price Changed $129,000 CRMLS
• 2025-11-20 Listed $145,000 CRMLS
• 2025-11-19 Coming Soon — CRMLS
• 2024-10-08 Sold (MLS) $35,000 CRMLS
• 2024-09-20 Contingent — CRMLS
• 2024-09-14 Price Changed $45,000 CRMLS
• 2024-08-16 Listed $49,000 CRMLS
• 2020-10-16 Sold (MLS) $33,500 CRMLS
• 2020-10-08 Pending — CRMLS
• 2020-09-14 Relisted — CRMLS
• 2020-09-02 Pending — CRMLS
• 2020-08-10 Contingent — CRMLS
• 2020-07-15 Price Changed $43,500 CRMLS
• 2020-07-11 Price Changed $47,200 CRMLS
• 2020-07-01 Relisted — CRMLS
• 2020-06-22 Pending — CRMLS
• 2020-06-05 Price Changed $47,900 CRMLS
• 2020-05-15 Price Changed $54,000 CRMLS
• 2020-05-08 Listed $61,000 CRMLS