1454 Western · San Jacinto, CA 92583

$119,900

1 bd · 1.5 ba · 600 sqft · Manufactured · 13 Days on market

Built 1986 1,742 sqft lot Est $110k · 9% over $218/mo HOA · 13% of rent

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +3.6/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

OWN THE LAND! Located in Heritage Ranch highly desirable gated 55+ senior community. Enter the Layton 1986 home into the living room and delight in its beautiful bright open floor plan & laminate wood flooring throughout. Kitchen open to the dining room with full size refrigerator, free standing propane stove & lots of cabinetry. Bathroom has step-in shower stall & vanity area. The Large bedroom open to the enclosed patio room. Enjoy a morning or afternoon beverage from your enclosed covered front porch. Concrete driveway is big enough for 2 cars along with an improved spacious storage shed WASHER & DRYER INCLUDED. This is resort living at its best, the spacious home

Key facts

• Covered front porch
• Enclosed patio room
• Step-in shower stall

Tags

• BRIGHT OPEN FLOOR PLAN
• FULL SIZE REFRIGERATOR
• STEP-IN SHOWER STALL
• ENCLOSED PATIO ROOM
• COVERED FRONT PORCH
• IMPROVED SPACIOUS STORAGE SHED

Property features AI

Finance

• Other: Community features include gutters, curbs and sidewalks
• HOA & community: Part of Heritage Ranch RV Resort association; Monthly association fee of $218; Association amenities include maintenance of grounds, sewer, trash, clubhouse, billiard room, cable TV, pool, outdoor cooking area, spa, banquet facilities, gym/exercise room, card room, meeting room; pet rules and call-for-rules; Senior community

Exterior

• Parking: Covered carport with 2 spaces; Total of 2 parking spaces
• Security: Gated community
• Utilities: Public sewer; District/public water; Water connected and available; Sewer available and connected; Electricity available and connected; Propane available; Cable available
• Home design: Manufactured house; Single-story; Entry at front door; Has a view; Planned development
• Construction: Tile roof; No certified 433(a) (per listing data)
• Exterior features: Front enclosed porch; Porch; Association-maintained in-ground community pool and spa (heated, gunite); Has patio; No fencing; No landscaping; Walkstreet

Interior

• Kitchen: Propane range, oven and stove; Electric water heater; Breakfast nook; Formica counters
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Wood; Laminate
• Bathrooms: One half bath; One three-quarter bath; Vanity area and shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Ceiling fan; Gated community; Living room (see remarks)
• Laundry & utility: Washer included; Dryer included; Has laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.3% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, amenities F, cost of living F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clayton A. Record Jr. Elementary (math 10% / reading 30%, grade F, #1,242 of 1,571 statewide, top 80%, 551 students, 81% FRL); Monte Vista Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 913 students, 87% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 84% FRL vs 68% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 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 + 2.6% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $120k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $119,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $110,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Prospect Dr	0.06mi	1/1.0	600 (0%)	3mo	$124,900	$208	93
1474 Western Dr	0.04mi	1/1.0	600 (0%)	15mo	$110,000	$183	84
847 Birch Dr	0.25mi	2/2.0 (+1)	600 (0%)	1mo	$89,900	$150	81
1469 Heritage Ranch Rd	0.03mi	1/1.0	580 (-3%)	18mo	$99,900	$172	77
924 Acorn	0.26mi	1/1.0	540 (-10%)	1mo	$120,000	$222	69
1213 Bounty Way	0.23mi	1/1.0	650 (+8%)	8mo	$128,500	$198	67
1356 Sierra Dr	0.13mi	1/1.0	641 (+7%)	20mo	$92,000	$144	64
1407 sierra Dr	0.08mi	2/1.0 (+1)	550 (-8%)	14mo	$85,000	$155	63
1343 Western Dr	0.13mi	1/1.0	650 (+8%)	22mo	$110,000	$169	60
1292 Western Dr	0.18mi	2/1.0 (+1)	670 (+12%)	14mo	$134,900	$201	54
1241 Western Dr	0.21mi	2/1.0 (+1)	550 (-8%)	21mo	$125,000	$227	52
1367 Western Dr	0.11mi	2/1.0 (+1)	680 (+13%)	17mo	$125,000	$184	52

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,546
• Equity at exit: $17,877

10-year hold

• IRR: 13.4%
• Equity multiple: 2.05×
• Total profit: $35,396
• Equity at exit: $10,367

Cash invested: $33,572 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$50
• HOA: −$218
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $401

Break-even live

Break-even rent $1,169

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $469	-5% $435	+0% $401	+5% $367	+10% $333
Rent	-10% $269	-5% $335	+0% $401	+5% $467	+10% $534
Rate	-1.0pp $461	-0.5pp $432	base $401	+0.5pp $370	+1.0pp $338

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1382 Western Dr San Jacinto, CA	1.0	1.0	700	$1,650	$2.36	45d	1	0.11mi
1389 Sierra Dr Unit 1389 Sierra Dr, San Jacinto CA 92583 San Jacinto, CA	1.0	1.0	500	$1,450	$2.90	26d	1	0.11mi
918 Acorn Dr San Jacinto, CA	1.0	1.0	600	$1,600	$2.67	45d	1	0.27mi
359 N Wateka St San Jacinto, CA	1.0	1.0	440	$1,425	$3.24	1d	1	1.25mi

HOA detail

• Monthly dues: $218 · $2,616/yr
• Likely covers: security

Listing history 9 events

1. 2026-06-21
   days on market $119,900 Active 13 DOM
2. 2026-06-18
   days on market $119,900 Active 10 DOM
3. 2026-06-17
   days on market $119,900 Active 9 DOM
4. 2026-06-16
   days on market $119,900 Active 8 DOM
5. 2026-06-15
   days on market $119,900 Active 7 DOM
6. 2026-06-13
   days on market $119,900 Active 5 DOM
7. 2026-06-13
   days on market $119,900 Active 4 DOM
8. 2026-06-09
   remarks 683-char remark
9. 2026-06-09
   listed $119,900 Active 1 DOM

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$587/yr (+$49/mo · 181.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,124
• − Mortgage interest: −$6,716
• − Property taxes: −$324
• − Insurance: −$600
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$2,616
• − Depreciation: −$3,488
• Taxable income: $3,160
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $4,055/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+548.1% since first listed

3 events — show timeline

• 2026-06-08 Listed $119,900 CRMLS
• 1990-02-21 Sold (Public Records) $34,000 Public Records
• 1985-10-10 Sold (Public Records) $18,500 Public Records

Property tax history

+0.6%/yr

Latest (2014): $324 · -2.6% YoY. Source: county tax records.