4080 Pedley #50 · Jurupa Valley, CA 92509

$224,900

3 bd · 2.0 ba · 1,820 sqft · Manufactured public records · 22 Days on market

Built 1988 Est $184k · 22% 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Pride of ownership shines throughout this beautifully maintained move-in ready 3-bedroom, 2-bath home offering approximately 1,820 sqft of comfortable living space in a desirable Jurupa Valley community. Built in 1988, this spacious home features vaulted ceilings, updated flooring, abundant natural light, and an open layout perfect for everyday living and entertaining. The kitchen offers spacious cabinetry and generous counter space while opening to spacious living and dining areas. The oversized primary suite provides comfort and functionality, while additional bedrooms offer flexibility for guests, office space, or hobbies. Step outside and enjoy a backyard upgraded with low-maintenance t

Key facts

• Move-in ready
• Spacious cabinetry
• Open layout

Tags

• MOVE-IN READY
• UPDATED FLOORING
• ABUNDANT NATURAL LIGHT
• OPEN LAYOUT
• SPACIOUS CABINETRY
• GENEROUS COUNTER SPACE

Property features AI

Finance

• Other: Lot features: 0–1 unit per acre; Elevation measured in feet; Manager approval may be required; Pets: contact manager/park for rules
• Financial info: Monthly land lease payment (park-managed)
• HOA & community: Community amenities include pool, spa, sauna, clubhouse, and billiard room; Park name: Bravo Estates; Land lease (park) monthly

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/public water
• Home design: Mobile home (Bravo House model); Faces south; One story; Entry on side porch
• Construction: Mobile home remains on site; Mobile dimensions approximately 34 ft wide by 60 ft long; Year built per assessor
• Exterior features: Covered patio/porch; Community pool; Street lighting in neighborhood; Has view

Interior

• Kitchen: Pantry (kitchen storage)
• Bedrooms: Single-level home (one story)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Pantry; Recessed lighting; Open floor plan; Community spa
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/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: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $221,526 (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: 1.25% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $183,820
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley Rd #89	0.00mi	3/2.0	1,820 (0%)	20mo	$100,000	$55	83
4080 Pedley Rd #182	0.00mi	2/2.0 (-1)	1,664 (-9%)	14mo	$130,000	$78	69
4080 Pedley Rd #8	0.00mi	3/2.0	1,642 (-10%)	18mo	$184,000	$112	68
4080 Pedley Rd Unit 28A	0.00mi	2/2.0 (-1)	1,646 (-10%)	14mo	$166,000	$101	68
4080 Pedley Rd #6	0.00mi	2/2.0 (-1)	1,680 (-8%)	21mo	$160,000	$95	65
4080 pedley #191	0.00mi	4/2.0 (+1)	1,584 (-13%)	20mo	$150,000	$95	57
4041 Pedley Rd #133	0.23mi	3/2.0	1,584 (-13%)	17mo	$112,500	$71	53
3700 Quartz Canyon Rd #82	0.59mi	3/2.0	1,568 (-14%)	6mo	$180,000	$115	44
4041 Pedley Rd #149	0.31mi	4/2.0 (+1)	1,580 (-13%)	20mo	$220,000	$139	42
3700 Quartz Canyon Rd #123	0.59mi	3/2.0	1,568 (-14%)	12mo	$199,000	$127	39

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $16,180
• Equity at exit: $33,533

10-year hold

• IRR: 14.6%
• Equity multiple: 2.10×
• Total profit: $69,007
• Equity at exit: $19,445

Cash invested: $62,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $901

Break-even live

Break-even rent $1,660

Max offer price $224,900

Occupancy floor 63%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3892 Kenneth St Jurupa Valley, CA	3.0	2.0	1700	$3,000	$1.76	44d	1	0.67mi

Listing history 15 events

1. 2026-06-18
   days on market $224,900 Active 22 DOM
2. 2026-06-17
   days on market $224,900 Active 21 DOM
3. 2026-06-16
   days on market $224,900 Active 20 DOM
4. 2026-06-15
   days on market $224,900 Active 19 DOM
5. 2026-06-13
   days on market $224,900 Active 17 DOM
6. 2026-06-13
   days on market $224,900 Active 16 DOM
7. 2026-06-09
   days on market $224,900 Active 13 DOM
8. 2026-06-08
   days on market $224,900 Active 12 DOM
9. 2026-06-07
   days on market $224,900 Active 11 DOM
10. 2026-06-04
    days on market $224,900 Active 8 DOM
11. 2026-06-03
    days on market $224,900 Active 7 DOM
12. 2026-06-02
    days on market $224,900 Active 6 DOM
13. 2026-06-01
    days on market $224,900 Active 5 DOM
14. 2026-05-31
    days on market $224,900 Active 4 DOM
15. 2026-05-27
    listed $224,900 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: $458 · $38/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$1,251/yr (+$104/mo · 273.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,611
• − Mortgage interest: −$12,598
• − Property taxes: −$458
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$6,543
• Taxable income: $7,511
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $9,015/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: 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

Price history

1 event — show timeline

• 2026-05-27 Listed $224,900 CRMLS

Property tax history

-1.5%/yr

Latest (2025): $458 · +2.2% YoY. Source: county tax records.