27601 Sun City #188 · Menifee, CA 92586

$159,999

2 bd · 2.0 ba · 1,860 sqft · Manufactured public records · 90 Days on market

Built 1977 $86/sqft · 24% above area Est $129k · 24% 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
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home located in the desirable 55+ gated community of Sun City Mobile Home Estates! This spacious 2-bedroom, 2-bathroom home offers approximately 1,860 sq. ft. of comfortable living space. Step inside to find a large living room, formal dining area, and a well-appointed kitchen that opens to a cozy family room—perfect for entertaining or relaxing. Both bedrooms are generously sized, and the home features two full bathrooms for added convenience. Enjoy your morning coffee or unwind in the evening on the large covered porch. Outside, you’ll also find a spacious shed for extra storage and a two-car carport for ample parking. Park in Under Rent Control, Space Lease is 708. per month Seller is motivated and willing to carry with 30% down—great opportunity!

Key facts

• Gated community
• Large covered porch
• Large living room

Tags

• GATED COMMUNITY
• LARGE LIVING ROOM
• FORMAL DINING AREA
• WELL-APPOINTED KITCHEN
• COZY FAMILY ROOM
• LARGE COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.6% in Menifee — 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 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: schools D+, health & safety D+, amenities D.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 196 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,615/mo this rent would consume 54% of the median local household income ($58k/yr) (locally 1163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 6.1% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $31k; list at $160k implies a 416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.71%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $128,996
• List price: $159,999
• Delta: 24.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27601 Sun City Blvd Sp 127	0.00mi	2/2.0	1,704 (-8%)	12mo	$85,000	$50	76
27601 Sun City Blvd #312	0.10mi	2/2.0	1,636 (-12%)	11mo	$180,000	$110	66
27601 Sun City #292	0.19mi	2/2.0	1,632 (-12%)	12mo	$110,000	$67	61
27601 Sun City Blvd 315	0.01mi	2/2.0	1,620 (-13%)	21mo	$160,000	$99	61
27250 Murrieta Rd #1	0.70mi	3/2.0 (+1)	1,830 (-2%)	6mo	$127,500	$70	55
27250 Murrieta Rd #295	0.70mi	3/2.0 (+1)	2,072 (+11%)	14mo	$195,000	$94	32
27250 Murrieta Rd #213	0.70mi	3/2.0 (+1)	2,130 (+14%)	23mo	$230,000	$108	18

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.97×
• Total profit: $43,665
• Equity at exit: $23,856

10-year hold

• IRR: 32.8%
• Equity multiple: 4.43×
• Total profit: $153,692
• Equity at exit: $13,834

Cash invested: $44,800 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 196
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $960

Break-even live

Break-even rent $1,400

Max offer price $159,999

Occupancy floor 58%

Sensitivity live

Price	-10% $1,071	-5% $1,015	+0% $960	+5% $905	+10% $849
Rent	-10% $753	-5% $857	+0% $960	+5% $1,063	+10% $1,167
Rate	-1.0pp $1,041	-0.5pp $1,001	base $960	+0.5pp $919	+1.0pp $876

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27218 Pennywhistle Way Menifee, CA	3.0	2.0	2000	$3,500	$1.75	0d	1	0.54mi
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	0d	1	0.58mi
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	0d	1	0.58mi
28055 Grosse Point Dr Menifee, CA	1.0	1.0	1767	$1,495	$0.85	0d	1	0.65mi
26460 Spaniel Ln Menifee, CA	3.0	2.0	2000	$2,995	$1.50	0d	1	0.75mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	3d	1	0.83mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	0d	1	0.85mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	25d	1	0.87mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	0d	1	0.88mi
26838 Wildrose Ct Menifee, CA	1.0	1.0	2500	$750	$0.30	25d	1	0.88mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	11d	1	0.96mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	0d	1	1.00mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	11d	1	1.11mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	3d	1	1.15mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	23d	1	1.16mi
27757 Aspel Rd Menifee, CA	1.0–2.0	1.0–2.0	1026	$2,822	$2.75	0d	17	1.26mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	23d	1	1.27mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	16d	1	1.29mi
28880 Amersfoot Way Menifee, CA	2.0	2.0	1386	$2,400	$1.73	0d	1	1.36mi
28461 Portsmouth Dr Menifee, CA	3.0	2.0	1450	$2,685	$1.85	0d	1	1.45mi
27450 Tyrrhenian Dr Menifee, CA	3.0	2.0	1557	$3,000	$1.93	6d	1	1.45mi
25781 Interlechen Dr Menifee, CA	3.0	2.0	1554	$2,800	$1.80	0d	1	1.48mi
27077 El Rancho Dr Menifee, CA	3.0	2.0	1364	$2,499	$1.83	0d	1	1.48mi

Listing history 32 events

1. 2026-06-21
   days on market $159,999 Active 90 DOM
2. 2026-06-18
   days on market $159,999 Active 87 DOM
3. 2026-06-17
   days on market $159,999 Active 86 DOM
4. 2026-06-16
   days on market $159,999 Active 85 DOM
5. 2026-06-15
   days on market $159,999 Active 84 DOM
6. 2026-06-13
   days on market $159,999 Active 82 DOM
7. 2026-06-09
   days on market $159,999 Active 78 DOM
8. 2026-06-08
   days on market $159,999 Active 77 DOM
9. 2026-06-07
   days on market $159,999 Active 76 DOM
10. 2026-06-04
    days on market $159,999 Active 73 DOM
11. 2026-06-03
    days on market $159,999 Active 72 DOM
12. 2026-06-02
    days on market $159,999 Active 71 DOM
13. 2026-06-01
    days on market $159,999 Active 70 DOM
14. 2026-05-31
    days on market $159,999 Active 69 DOM
15. 2026-03-23
    listed $159,999 Active 789-char remark

    Show marketing remark (789 chars)

    Beautiful home located in the desirable 55+ gated community of Sun City Mobile Home Estates! This spacious 2-bedroom, 2-bathroom home offers approximately 1,860 sq. ft. of comfortable living space. Step inside to find a large living room, formal dining area, and a well-appointed kitchen that opens to a cozy family room—perfect for entertaining or relaxing. Both bedrooms are generously sized, and the home features two full bathrooms for added convenience. Enjoy your morning coffee or unwind in the evening on the large covered porch. Outside, you’ll also find a spacious shed for extra storage and a two-car carport for ample parking. Park in Under Rent Control, Space Lease is 708. per month Seller is motivated and willing to carry with 30% down—great opportunity!

16. 2013-05-15
    soldstatus $31,000 Closed 279-char remark

    Show marketing remark (279 chars)

    THIS HOME IS FABULOUS. GREAT APPEAL AND WELL TAKEN CARE OF. LOTS OF WIDE OPEN SPACES. FURNITURE INCLUDED. THIS 55+ ADULT COMUNITY OFFERS POOL, SPA, BILLIARD PARLOR, TWO BIG SCREEN T. V. 'S, DANCE HALL, LIBRARY, GYM, AND B. B. Q. AREAS. ONE OF THE NICEST PARKS IN ALL OF SUN CITY.

17. 2013-05-01
    status Pending 279-char remark

    Show marketing remark (279 chars)

    THIS HOME IS FABULOUS. GREAT APPEAL AND WELL TAKEN CARE OF. LOTS OF WIDE OPEN SPACES. FURNITURE INCLUDED. THIS 55+ ADULT COMUNITY OFFERS POOL, SPA, BILLIARD PARLOR, TWO BIG SCREEN T. V. 'S, DANCE HALL, LIBRARY, GYM, AND B. B. Q. AREAS. ONE OF THE NICEST PARKS IN ALL OF SUN CITY.

18. 2013-03-29
    listed $35,000 Active 279-char remark

    Show marketing remark (279 chars)

    THIS HOME IS FABULOUS. GREAT APPEAL AND WELL TAKEN CARE OF. LOTS OF WIDE OPEN SPACES. FURNITURE INCLUDED. THIS 55+ ADULT COMUNITY OFFERS POOL, SPA, BILLIARD PARLOR, TWO BIG SCREEN T. V. 'S, DANCE HALL, LIBRARY, GYM, AND B. B. Q. AREAS. ONE OF THE NICEST PARKS IN ALL OF SUN CITY.

19. 2010-07-20
    historical Hold
20. 2010-03-10
    listed $49,000 Active
21. 2010-01-13
    soldstatus $15,000 Closed
22. 2010-01-09
    status Pending
23. 2009-12-01
    price $15,000
24. 2009-07-02
    listed $45,000 Active
25. 2009-06-16
    historical
26. 2009-03-14
    listed $54,000
27. 2005-10-21
    soldstatus $80,000
28. 2005-07-27
    listed $85,000
29. 2003-04-18
    soldstatus $55,000
30. 2003-03-27
    listed $55,000
31. 2002-08-09
    soldstatus $50,000
32. 2002-07-06
    listed $55,000

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,378
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$4,655
• Taxable income: $9,541
• Est. tax owed @ 24.0%: −$2,290
• After-tax cash flow: $9,230/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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

+190.9% since first listed

18 events — show timeline

• 2026-03-23 Listed $159,999 CRMLS
• 2013-05-15 Sold (MLS) $31,000 CRMLS
• 2013-05-01 Pending — CRMLS
• 2013-03-29 Listed $35,000 CRMLS
• 2010-07-20 Delisted — CRMLS
• 2010-03-10 Listed $49,000 CRMLS
• 2010-01-13 Sold (MLS) $15,000 CRMLS
• 2010-01-09 Pending — CRMLS
• 2009-12-01 Price Changed $15,000 CRMLS
• 2009-07-02 Listed $45,000 CRMLS
• 2009-06-16 Listing Removed — CRMLS
• 2009-03-14 Listed $54,000 CRMLS
• 2005-10-21 Sold (MLS) $80,000 CRMLS
• 2005-07-27 Listed $85,000 CRMLS
• 2003-04-18 Sold (MLS) $55,000 CRMLS
• 2003-03-27 Listed $55,000 CRMLS
• 2002-08-09 Sold (MLS) $50,000 CRMLS
• 2002-07-06 Listed $55,000 CRMLS

Property tax history

-5.6%/yr

Latest (2025): $204 · +3.0% YoY. Source: county tax records.