Is 4901 Green River Rd #104 in Corona, CA a good investment?

CashFlowRE grades it B+ with a 13.9% cap rate and $762/mo modeled cash flow at a $140,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 4901 Green River Rd #104?

The modeled cap rate is 13.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,348/month, from CashFlowRE's rent model.

B+ Composite 78.93

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 +30.0/30.0
ARV discount +13.4/15.0
1% rule +10.0/10.0
DSCR +10.0/10.0
Appreciation +7.5/10.0
Schools +5.1/10.0
Condition / age +3.8/5.0
Livability +3.2/5.0
Rent growth +2.9/5.0
Manufactured-home adj. -6.9

$140,000

4901 Green River Rd #104 · Corona, CA 92878

2 bd · 2.0 ba · 1,278 sqft · Manufactured public records · 106 Days on market

Manufactured home Built 1972 Good condition Garage $110/sqft · 9% below area Est $161k · 13% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Updated throughout with newer kitchen cabinets, tile flooring, appliances. .. .new forced air heating. .. ceiling fans. .. gas range and oven. .. .breakfast bar. .. .dining area. .. .large living room. .. .corner lot. .. .two full baths tub and showers. .. all this nestled between the Cleveland National Forest and Chino State Park along the Santa Ana River, the bridge between Orange County and the Inland Empire. .. Stretched across 40 acres of trees. .. Green River Village. This family-friendly, gated community is perfect for people on the go who love the outdoors, but want to remain close to all the shopping conveniences. Minutes from Orange County with Riverside County and all points east an easy drive. Multiple swimming pools and saunas, an exercise facility, a spa, billiards room, car wash, playground -- the list goes on. Green River Golf Club right next door for golf afficionados. Santa Ana River Bike/Walking Trail to the sea minutes away. .. .Green River Village.

Key facts

Natural light
Walk-in closets
Corner lot

What this means for you Summary

Snapshot

This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $762 ($9k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $140k).
Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

Location reads 63/100 on livability (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
Zoned schools: Cesar Chavez Academy (938 students, 78% FRL); Corona High (2,251 students, 86% FRL) — zoned schools average 82% FRL vs 35% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+1.6%/yr); 23 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
At projected returns (10.0% appreciation + 1.6% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 106 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
8 sale attempts since 15y 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 $32k; list at $140k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

Watch-outs: flood insurance adds $125/mo.
Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $127,400 (9.0% below list)

Questions for the listing agent

It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.68% ✓
Cap rate: 13.90%
Cash-on-cash: 27.16%
DSCR: 2.21
GRM: 5.0

CMA / ARV

ARV (median comp): $161,175
List price: $140,000
Delta: -13.14%
Verdict: UNDERPRICED
Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4901 Green Riv #319	0.09mi	3/2.0 (+1)	1,257 (-2%)	1mo	$180,000	$143	87
4901 Green Riv #229	0.18mi	2/2.0	1,248 (-2%)	7mo	$155,000	$124	82
4901 Green Riv #303	0.07mi	3/2.0 (+1)	1,344 (+5%)	2mo	$220,000	$164	81
4901 Green River Rd #38	0.06mi	3/2.0 (+1)	1,152 (-10%)	0mo	$77,000	$67	76
4901 Green River Rd #140	0.07mi	3/2.0 (+1)	1,440 (+13%)	3mo	$140,000	$97	68
4901 Green River Rd #20	0.11mi	3/2.0 (+1)	1,368 (+7%)	12mo	$155,000	$113	68
4901 Green River Rd #258	0.07mi	3/2.0 (+1)	1,144 (-10%)	9mo	$155,000	$135	67
4901 Green River Rd #228	0.07mi	3/2.0 (+1)	1,456 (+14%)	5mo	$159,000	$109	64
4901 Green River Rd #248	0.08mi	3/2.0 (+1)	1,440 (+13%)	8mo	$103,000	$72	64
4901 Green River Rd #227	0.09mi	3/2.0 (+1)	1,440 (+13%)	9mo	$124,500	$86	62
4901 Green River Road Rd #151	0.07mi	3/2.0 (+1)	1,440 (+13%)	14mo	$178,000	$124	59
4901 Green River Rd #103	0.09mi	3/2.0 (+1)	1,440 (+13%)	15mo	$130,000	$90	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

IRR: 41.0%
Equity multiple: 4.11×
Total profit: $121,730
Equity at exit: $126,123

10-year hold

IRR: 34.8%
Equity multiple: 9.02×
Total profit: $314,445
Equity at exit: $271,989

Cash invested: $39,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 5 active · 4 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $215,000 ($142/sqft)
Median days on market: 9 d
This list price: 20% of active listings are priced below it
ARV vs active asking: -11.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92878

Home prices YoY: 2.2%
Rents YoY: 1.6%
Active inventory: 23
Price-to-rent: 5.0×

Monthly cashflow live

Estimated rent: $2,348 medium interval (Pro) →
Mortgage (P&I): −$734
Tax est. 1.5%: −$175 /mo · $2,100/yr
Insurance: −$58
Flood insurance flood zone: −$125 /mo · $1,502/yr
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$493
Net cashflow: $762

Break-even live

Break-even rent $1,383

Max offer price $140,000

Occupancy floor 63%

Sensitivity live

Price	-10% $859	-5% $810	+0% $762	+5% $714	+10% $665
Rent	-10% $577	-5% $669	+0% $762	+5% $855	+10% $948
Rate	-1.0pp $833	-0.5pp $798	base $762	+0.5pp $726	+1.0pp $689

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: $35,000
Closing costs: $4,200
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11533 Chadwick Rd Corona, CA	3.0	2.5	1599	$3,675	$2.30	66d	1	0.52mi
4816 Feather River Rd Corona, CA	3.0	2.5	1502	$3,595	$2.39	42d	1	0.62mi

Property features AI

Finance

Other: Located in Green River Village park
HOA & community: Community amenities include pool, spa, playground, barbecue/outdoor cooking areaLand lease (current amount listed separately)

Exterior

Parking: 2 covered carport spaces (attached)2 garage spacesTotal of 4 parking spacesPaved parkingTandem covered parking availableGuest and private parking
Security: Gated communityAutomatic gate
Utilities: Public/district waterPublic sewerNatural gas connectedElectricity connectedTelephone available in streetSewer connectedWater connected
Home design: Single-story homeEntry from living roomFaces southwestTurnkey conditionMobile home remains (24' x 56')Double body type
Construction: Year built per builderMobile construction details indicated
Exterior features: Stucco wall fencingFenced community poolCommunity pool and spaPlaygroundOutdoor barbecue / cooking areaYardClose to clubhouseStreet lightingUrban settingStorm drains

Interior

Kitchen: Open kitchen layout to family roomGas rangeGas ovenDishwasherGas water heater
Bedrooms: All bedrooms on main levelWalk-in closet
Flooring: Laminate flooring
Bathrooms: 2 full bathroomsBathtubShowerShower-in-tubExhaust fan(s)Remodeled bathrooms
Heating & cooling: Central coolingCentral furnace heating
Interior features: Wood product wallsTile countersDouble pane windowsWindow screensGated community with automatic gate
Laundry & utility: Indoor laundry roomWasher hookupStackable washer/dryer possible

Listing history 50 events

2026-08-08

days on market $140,000 Active 106 DOM
2026-08-06

days on market $140,000 Active 104 DOM
2026-08-05

days on market $140,000 Active 103 DOM
2026-08-04

days on market $140,000 Active 102 DOM
2026-08-03

days on market $140,000 Active 101 DOM
2026-07-31

days on market $140,000 Active 98 DOM
2026-07-30

days on market $140,000 Active 97 DOM
2026-07-30

days on market $140,000 Active 96 DOM
2026-07-28

days on market $140,000 Active 95 DOM
2026-07-26

days on market $140,000 Active 93 DOM
2026-07-24

days on market $140,000 Active 91 DOM
2026-07-23

days on market $140,000 Active 90 DOM
2026-07-22

days on market $140,000 Active 89 DOM
2026-07-21

days on market $140,000 Active 88 DOM
2026-07-20

days on market $140,000 Active 87 DOM
2026-07-18

days on market $140,000 Active 85 DOM
2026-07-18

days on market $140,000 Active 84 DOM
2026-07-16

days on market $140,000 Active 83 DOM
2026-07-15

days on market $140,000 Active 82 DOM
2026-07-14

days on market $140,000 Active 81 DOM
2026-07-13

days on market $140,000 Active 80 DOM
2026-07-13

days on market $140,000 Active 79 DOM
2026-07-11

days on market $140,000 Active 78 DOM
2026-07-10

days on market $140,000 Active 77 DOM
2026-07-09

days on market $140,000 Active 76 DOM
2026-07-07

days on market $140,000 Active 74 DOM
2026-07-06

days on market $140,000 Active 73 DOM
2026-07-06

days on market $140,000 Active 72 DOM
2026-07-05

days on market $140,000 Active 71 DOM
2026-07-03

days on market $140,000 Active 70 DOM
2026-07-02

days on market $140,000 Active 69 DOM
2026-07-01

days on market $140,000 Active 68 DOM
2026-06-30

days on market $140,000 Active 67 DOM
2026-06-29

days on market $140,000 Active 66 DOM
2026-06-28

days on market $140,000 Active 65 DOM
2026-06-27

days on market $140,000 Active 64 DOM
2026-06-26

days on market $140,000 Active 63 DOM
2026-06-24

days on market $140,000 Active 61 DOM
2026-06-22

days on market $140,000 Active 59 DOM
2026-06-21

days on market $140,000 Active 58 DOM
2026-06-18

days on market $140,000 Active 55 DOM
2026-06-17

days on market $140,000 Active 54 DOM
2026-06-16

days on market $140,000 Active 53 DOM
2026-06-15

days on market $140,000 Active 52 DOM
2026-06-13

days on market $140,000 Active 50 DOM
2026-06-13

days on market $140,000 Active 49 DOM
2026-06-09

statusdays on market $140,000 Active 46 DOM
2026-06-08

status $140,000 Pending Sale 45 DOM
2026-06-07

days on market $140,000 Active 45 DOM
2026-06-04

days on market $140,000 Active 42 DOM

ⓘ 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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
🔥 Wildfire 8/10 Severe
🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
💨 Wind 1/10 Low
🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,175
− Mortgage interest: −$7,842
− Property taxes: −$2,100
− Insurance: −$2,202
− Repairs & maintenance: −$2,254
− Management: −$2,254
− Depreciation: −$4,073
Taxable income: $7,449

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$1,788
After-tax cash flow: $7,358/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,390–$19,170 screening

This home is in good condition with recent updates and is move-in ready. Painting the exterior can further enhance its curb appeal and value.

Value-add opportunities

Both Painting the exterior — Painting the exterior can improve the curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Cesar Chavez Academy High Corona High

Schools (NCES district)

District: Corona-Norco Unified
NCES district ID: 0609850
Math proficiency: 46% ▲ 1.00%
Reading proficiency: 61% ▬ 0.00%
Median HH income: $83,380
Composite: 50.72/100
National rank: #3920
State rank: #312 of 1400 in CA

C Composite livability gradescore 63/100

Livability — Corona

Score: 63/100
State rank: #461
US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Corona, CA
County: Riverside County · 2,664,475 people
City population: 188,369
Metro: Riverside-San Bernardino-Ontario, CA

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%

Not yet ingested

Political lean: —
Race & ethnicity: —
Common origin: —
Civics: —

Market trends

HPI YoY: ▲ 12.32%
Current HPI: 574.78
Rent YoY: ▲ 1.64%
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
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

+391.2% since first listed

21 events — show timeline

2026-06-09 Relisted — CRMLS
2026-06-08 Pending — CRMLS
2026-04-23 Listed $140,000 CRMLS
2021-02-17 Listing Removed — CRMLS
2020-12-21 Relisted — CRMLS
2020-11-21 Pending — CRMLS
2020-11-13 Price Changed $79,900 CRMLS
2020-10-15 Relisted — CRMLS
2020-10-01 Contingent — CRMLS
2020-08-18 Listed $74,900 CRMLS
2017-01-06 Sold (MLS) $32,500 CRMLS
2016-12-30 Pending — CRMLS
2016-11-22 Contingent — CRMLS
2016-10-05 Relisted — CRMLS
2016-10-03 Pending — CRMLS
2016-09-29 Contingent — CRMLS
2016-09-25 Pending — CRMLS
2016-09-16 Price Changed $34,900 CRMLS
2016-08-03 Listed $38,500 CRMLS
2011-11-28 Listing Removed — CRMLS
2011-11-16 Listed $28,500 CRMLS

Property tax history

+2.2%/yr

Latest (2025): $317,002 · +3.4% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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