31130 S General Kearny #145 · Temecula, CA 92591

$225,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 122 Days on market

Built 1976 $180/sqft · at area comps Est $237k · at est.

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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 +26.2/30.0
• ARV discount +9.7/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ COMMUNITY IN THE HEART OF TEMECULA, HERITAGE PARK!! UPDATED HOME ON LARGE LOT!!! This is the best priced home for the size and condition you get! Priced to sell! Move right in! This is a turn key home! You will love the amount of space you have! Dream up your yard and outdoor space. This home just got a fresh coat of paint on the outside! You'll love spending time on your front deck! New windows in 2025! Flooring is only about 2 years old. Interior paint is only 2 years old. Dishwasher is only 2 years old. Thermostat and ducting for the HVAC system is about 2 years old. Electric plugs and switches are updated. Fridge, washer and dryer all stay! Upgraded kitchen glass cabinet doors. New blinds in the bedrooms. Primary bedroom is very roomy with a walk in closet! Hall closets, upper cabinets in the laundry room and a built in hutch in the dining room. Plenty of storage! 2 outdoor storage sheds stay. This community is in the heart of Temecula. It's a 55+ community where you lease the land. Mature landscape and feels like you're in the country. You can walk to the nearest golf course, grocery store and coffee shops. Restaurants are only about 1 mile away. City amenities, medical offices, Temecula Valley Hospital, shopping, Old Town and Wine Country are only minutes away. This is a hidden gem in Temecula! Community offers a clubhouse, lots of activities, community special events, a pool, spa, gym, meeting room, library, game room and 9 hole putting green. This community has it all! Buyers must qualify with the park and be park-approved. There is a land lease but no HOA fees. Call today for a showing before this one is gone!

Key facts

• Large lot
• 2 parking spots
• Community pool

Tags

• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.6% in Temecula — 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 71/100 on livability (#225 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: cost of living F, health & safety F.
• Temecula Valley Unified (urban): math 55% / reading 69% proficiency, ranked #173 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 218 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 122 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $236,635
• List price: $225,000
• Delta: -4.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31130 S General Kearny Rd #163	0.00mi	3/2.0 (+1)	1,320 (+6%)	4mo	$353,500	$268	82
31130 S General Kearney #26	0.00mi	2/2.0	1,300 (+4%)	15mo	$178,000	$137	80
31130 S General Kearny #20	0.01mi	2/2.0	1,152 (-8%)	19mo	$235,500	$204	71
31130-#158 S General Kearny	0.00mi	2/2.0	1,350 (+8%)	20mo	$160,000	$119	70
31130 S General Kearny Rd #13	0.09mi	3/2.0 (+1)	1,344 (+8%)	12mo	$150,000	$112	68

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,839
• Equity at exit: $33,548

10-year hold

• IRR: 6.5%
• Equity multiple: 1.45×
• Total profit: $28,465
• Equity at exit: $19,454

Cash invested: $63,000 (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 92591

• Home prices YoY: -24.8%
• Rents YoY: 1.6%
• Active inventory: 218
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,692 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $571

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 74%

Sensitivity live

Price	-10% $727	-5% $649	+0% $571	+5% $494	+10% $416
Rent	-10% $359	-5% $465	+0% $571	+5% $678	+10% $784
Rate	-1.0pp $685	-0.5pp $629	base $571	+0.5pp $513	+1.0pp $454

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30660 Milky Way Dr Temecula, CA	1.0–2.0	1.0–2.0	815	$2,435	$2.99	2d	1	0.98mi
42093 Acacia Way Temecula, CA	3.0	2.5	1442	$2,750	$1.91	24d	1	1.05mi
30000 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	1002	$2,482	$2.48	44d	1	1.14mi
41955 Margarita Rd Temecula, CA	1.0–2.0	1.0–2.0	930	$2,664	$2.86	2d	14	1.24mi
30135 Rancho California Rd Temecula, CA	1.0–3.0	1.0–2.0	962	$3,022	$3.14	44d	1	1.28mi
42450 Moraga Rd Temecula, CA	1.0–2.0	1.0–2.0	902	$2,850	$3.16	2d	5	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 122 DOM
2. 2026-06-17
   days on market $225,000 Active 121 DOM
3. 2026-06-16
   days on market $225,000 Active 120 DOM
4. 2026-06-15
   days on market $225,000 Active 119 DOM
5. 2026-06-13
   days on market $225,000 Active 117 DOM
6. 2026-06-09
   days on market $225,000 Active 113 DOM
7. 2026-06-08
   days on market $225,000 Active 112 DOM
8. 2026-06-07
   days on market $225,000 Active 111 DOM
9. 2026-06-04
   days on market $225,000 Active 108 DOM
10. 2026-06-03
    days on market $225,000 Active 107 DOM
11. 2026-06-02
    days on market $225,000 Active 106 DOM
12. 2026-06-01
    days on market $225,000 Active 105 DOM
13. 2026-05-31
    days on market $225,000 Active 104 DOM
14. 2026-02-16
    listed $225,000 Active 1652-char remark

    Show marketing remark (1652 chars)

    55+ COMMUNITY IN THE HEART OF TEMECULA, HERITAGE PARK!! UPDATED HOME ON LARGE LOT!!! This is the best priced home for the size and condition you get! Priced to sell! Move right in! This is a turn key home! You will love the amount of space you have! Dream up your yard and outdoor space. This home just got a fresh coat of paint on the outside! You'll love spending time on your front deck! New windows in 2025! Flooring is only about 2 years old. Interior paint is only 2 years old. Dishwasher is only 2 years old. Thermostat and ducting for the HVAC system is about 2 years old. Electric plugs and switches are updated. Fridge, washer and dryer all stay! Upgraded kitchen glass cabinet doors. New blinds in the bedrooms. Primary bedroom is very roomy with a walk in closet! Hall closets, upper cabinets in the laundry room and a built in hutch in the dining room. Plenty of storage! 2 outdoor storage sheds stay. This community is in the heart of Temecula. It's a 55+ community where you lease the land. Mature landscape and feels like you're in the country. You can walk to the nearest golf course, grocery store and coffee shops. Restaurants are only about 1 mile away. City amenities, medical offices, Temecula Valley Hospital, shopping, Old Town and Wine Country are only minutes away. This is a hidden gem in Temecula! Community offers a clubhouse, lots of activities, community special events, a pool, spa, gym, meeting room, library, game room and 9 hole putting green. This community has it all! Buyers must qualify with the park and be park-approved. There is a land lease but no HOA fees. Call today for a showing before this one is gone!

15. 2014-04-11
    historical
16. 2013-10-30
    listed $74,999 Active
17. 2013-09-18
    historical
18. 2013-08-15
    price $79,950
19. 2013-07-03
    price $84,950
20. 2013-04-23
    listed $89,950 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,300
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$6,545
• Taxable income: $3,483
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $6,022/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: Temecula Valley Unified
• NCES district ID: 0600028
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $84,032
• Composite: 57.48/100
• National rank: #2264
• State rank: #173 of 1400 in CA

Livability — Temecula

• Score: 71/100
• State rank: #225
• US rank: #7291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temecula, CA
• County: Riverside County · 2,287,001 people
• City population: 127,079
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,955
• Household income: $114,160
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1497.0

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: White 50% Hispanic / Latino 30% Two or more races 17% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 17% Tagalog/Filipino 3% Other Indo-European 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: ▼ -115.45%
• Current HPI: 350.5314
• Rent YoY: ▲ 1.57%
• 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

+150.1% since first listed

7 events — show timeline

• 2026-02-16 Listed $225,000 CRMLS
• 2014-04-11 Listing Removed — CRMLS
• 2013-10-30 Listed $74,999 CRMLS
• 2013-09-18 Listing Removed — CRMLS
• 2013-08-15 Price Changed $79,950 CRMLS
• 2013-07-03 Price Changed $84,950 CRMLS
• 2013-04-23 Listed $89,950 CRMLS