27250 Murrieta #156 · Menifee, CA 92586

$195,000

3 bd · 2.0 ba · 1,678 sqft · Manufactured public records · 115 Days on market

Built 2004 $116/sqft · 12% above area Est $174k · 12% 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 +8.6/10.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Senior Living at Its Finest in Beautiful Sun Meadows – Menifee 55+ Community! (Pending cancellation of current escrow) Welcome to this spacious triple-wide manufactured home located in the highly desirable Sun Meadows community in Menifee. This well-maintained home offers 3 bedrooms, 2 bathrooms, and a 2-car garage, providing plenty of space for comfortable living and entertaining. Enjoy an open and airy floor plan with generous living areas, Solar tubes for natural light, and a layout designed for both relaxation and convenience. The spacious primary suite offers privacy and comfort, while the additional bedrooms are perfect for guests, hobbies, or a home office. Sun Meadows is a vibrant 55+ gated community featuring resort-style amenities including a clubhouse, pool, spa, fitness center, and a variety of social activities — making it easy to enjoy an active and welcoming lifestyle. Don’t miss this opportunity to own a beautiful home in one of Menifee’s most sought-after senior communities!

Key facts

• Clubhouse
• Spa
• Pool

Tags

• TRIPLE-WIDE MANUFACTURED HOME
• OPEN AND AIRY FLOOR PLAN
• SOLAR TUBES FOR NATURAL LIGHT
• CLUBHOUSE
• POOL
• SPA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2,660/mo this rent would consume 55% 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 $6k 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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $60k; list at $195k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $173,800
• List price: $195,000
• Delta: 12.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27250 Murrieta #126	0.09mi	3/2.0	1,568 (-7%)	0mo	$225,000	$143	85
27250 Murrieta #85	0.00mi	2/2.0 (-1)	1,570 (-6%)	0mo	$145,000	$92	84
27250 Murrieta Rd #304	0.00mi	3/2.0	1,537 (-8%)	3mo	$219,500	$143	83
27250 Murrieta Rd #332	0.00mi	2/2.0 (-1)	1,570 (-6%)	2mo	$160,000	$102	83
27250 Murrieta #217	0.00mi	3/2.0	1,488 (-11%)	2mo	$215,000	$144	79
27250 Murrieta #120	0.00mi	2/2.0 (-1)	1,440 (-14%)	1mo	$200,000	$139	71
27250 Murrieta Rd #109	0.00mi	2/2.0 (-1)	1,440 (-14%)	1mo	$170,600	$118	70
27701 Murrieta Rd #111	0.60mi	3/2.0	1,508 (-10%)	2mo	$115,000	$76	54
27701 Murrieta #56	0.60mi	3/2.0	1,440 (-14%)	2mo	$100,000	$69	47
27701 Murrieta #82	0.60mi	2/2.0 (-1)	1,440 (-14%)	1mo	$100,000	$69	43
27601 Sun City Blvd #251	0.65mi	2/2.0 (-1)	1,440 (-14%)	2mo	$169,000	$117	39
27601 Sun City	0.69mi	2/2.0 (-1)	1,440 (-14%)	3mo	$50,000	$35	37

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: 16.0%
• Equity multiple: 1.67×
• Total profit: $36,351
• Equity at exit: $29,075

10-year hold

• IRR: 26.6%
• Equity multiple: 3.66×
• Total profit: $145,354
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,660 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $934

Break-even live

Break-even rent $1,478

Max offer price $195,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,044	-5% $989	+0% $934	+5% $878	+10% $823
Rent	-10% $724	-5% $829	+0% $934	+5% $1,039	+10% $1,144
Rate	-1.0pp $1,032	-0.5pp $983	base $934	+0.5pp $883	+1.0pp $832

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	0d	1	0.30mi
26460 Spaniel Ln Menifee, CA	3.0	2.0	2000	$2,995	$1.50	0d	1	0.32mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	2d	1	0.48mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	23d	1	0.53mi
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	0d	1	0.63mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	16d	1	0.66mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	25d	1	0.82mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	0d	1	0.83mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	11d	1	0.91mi
27218 Pennywhistle Way Menifee, CA	3.0	2.0	2000	$3,500	$1.75	0d	1	0.91mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	2d	1	0.91mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	0d	1	0.96mi
28323 Murrieta Rd Menifee, CA	2.0	2.0	1098	$2,350	$2.14	21d	1	1.09mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	23d	1	1.13mi
28461 Portsmouth Dr Menifee, CA	3.0	2.0	1450	$2,685	$1.85	0d	1	1.37mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	11d	1	1.38mi
28082 Bavaria Dr Menifee, CA	2.0	2.0	1065	$2,250	$2.11	0d	1	1.45mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	0d	1	1.48mi

Listing history 26 events

1. 2026-06-21
   days on market $195,000 Active 115 DOM
2. 2026-06-18
   days on market $195,000 Active 112 DOM
3. 2026-06-17
   days on market $195,000 Active 111 DOM
4. 2026-06-16
   days on market $195,000 Active 110 DOM
5. 2026-06-15
   days on market $195,000 Active 109 DOM
6. 2026-06-13
   pricedays on market $195,000 Active 107 DOM
7. 2026-06-09
   days on market $199,000 Active 103 DOM
8. 2026-06-08
   days on market $199,000 Active 102 DOM
9. 2026-06-07
   days on market $199,000 Active 101 DOM
10. 2026-06-04
    days on market $199,000 Active 98 DOM
11. 2026-06-03
    days on market $199,000 Active 97 DOM
12. 2026-06-02
    days on market $199,000 Active 96 DOM
13. 2026-06-01
    days on market $199,000 Active 95 DOM
14. 2026-05-31
    days on market $199,000 Active 94 DOM
15. 2026-03-15
    status Active 1034-char remark

    Show marketing remark (1034 chars)

    Senior Living at Its Finest in Beautiful Sun Meadows – Menifee 55+ Community! (Pending cancellation of current escrow) Welcome to this spacious triple-wide manufactured home located in the highly desirable Sun Meadows community in Menifee. This well-maintained home offers 3 bedrooms, 2 bathrooms, and a 2-car garage, providing plenty of space for comfortable living and entertaining. Enjoy an open and airy floor plan with generous living areas, Solar tubes for natural light, and a layout designed for both relaxation and convenience. The spacious primary suite offers privacy and comfort, while the additional bedrooms are perfect for guests, hobbies, or a home office. Sun Meadows is a vibrant 55+ gated community featuring resort-style amenities including a clubhouse, pool, spa, fitness center, and a variety of social activities — making it easy to enjoy an active and welcoming lifestyle. Don’t miss this opportunity to own a beautiful home in one of Menifee’s most sought-after senior communities!

16. 2026-03-03
    historical Active Under Contract 1034-char remark

    Show marketing remark (1034 chars)

    Senior Living at Its Finest in Beautiful Sun Meadows – Menifee 55+ Community! (Pending cancellation of current escrow) Welcome to this spacious triple-wide manufactured home located in the highly desirable Sun Meadows community in Menifee. This well-maintained home offers 3 bedrooms, 2 bathrooms, and a 2-car garage, providing plenty of space for comfortable living and entertaining. Enjoy an open and airy floor plan with generous living areas, Solar tubes for natural light, and a layout designed for both relaxation and convenience. The spacious primary suite offers privacy and comfort, while the additional bedrooms are perfect for guests, hobbies, or a home office. Sun Meadows is a vibrant 55+ gated community featuring resort-style amenities including a clubhouse, pool, spa, fitness center, and a variety of social activities — making it easy to enjoy an active and welcoming lifestyle. Don’t miss this opportunity to own a beautiful home in one of Menifee’s most sought-after senior communities!

17. 2026-02-26
    listed $199,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Senior Living at Its Finest in Beautiful Sun Meadows – Menifee 55+ Community! (Pending cancellation of current escrow) Welcome to this spacious triple-wide manufactured home located in the highly desirable Sun Meadows community in Menifee. This well-maintained home offers 3 bedrooms, 2 bathrooms, and a 2-car garage, providing plenty of space for comfortable living and entertaining. Enjoy an open and airy floor plan with generous living areas, Solar tubes for natural light, and a layout designed for both relaxation and convenience. The spacious primary suite offers privacy and comfort, while the additional bedrooms are perfect for guests, hobbies, or a home office. Sun Meadows is a vibrant 55+ gated community featuring resort-style amenities including a clubhouse, pool, spa, fitness center, and a variety of social activities — making it easy to enjoy an active and welcoming lifestyle. Don’t miss this opportunity to own a beautiful home in one of Menifee’s most sought-after senior communities!

18. 2011-09-09
    soldstatus $60,000 Closed 647-char remark

    Show marketing remark (647 chars)

    BEAUTIFUL, WELL MAINTAINED MANUFACTURED HOME LOCATED IN THE POPULAR SUN MEADOWS 55+ COMMUNITY. This charming home has 3 spacious bedrooms, 2 full bathrooms, with 1678 square feet of open living space. Interior features include vaulted ceilings, wood flooring and extra cabinet space. Exterior features include low maintenance landscaping with rock, shrubs and trees and a covered patio area. The subject property is situated within close proximity to clubhouse, pool/spa and all amenities within this facility. Sun Meadows is within close distance of shopping, businesses, freeway and hospital. There are two public golf courses in this community.

19. 2011-07-13
    price $69,500 647-char remark

    Show marketing remark (647 chars)

    BEAUTIFUL, WELL MAINTAINED MANUFACTURED HOME LOCATED IN THE POPULAR SUN MEADOWS 55+ COMMUNITY. This charming home has 3 spacious bedrooms, 2 full bathrooms, with 1678 square feet of open living space. Interior features include vaulted ceilings, wood flooring and extra cabinet space. Exterior features include low maintenance landscaping with rock, shrubs and trees and a covered patio area. The subject property is situated within close proximity to clubhouse, pool/spa and all amenities within this facility. Sun Meadows is within close distance of shopping, businesses, freeway and hospital. There are two public golf courses in this community.

20. 2011-06-13
    price $79,500 647-char remark

    Show marketing remark (647 chars)

    BEAUTIFUL, WELL MAINTAINED MANUFACTURED HOME LOCATED IN THE POPULAR SUN MEADOWS 55+ COMMUNITY. This charming home has 3 spacious bedrooms, 2 full bathrooms, with 1678 square feet of open living space. Interior features include vaulted ceilings, wood flooring and extra cabinet space. Exterior features include low maintenance landscaping with rock, shrubs and trees and a covered patio area. The subject property is situated within close proximity to clubhouse, pool/spa and all amenities within this facility. Sun Meadows is within close distance of shopping, businesses, freeway and hospital. There are two public golf courses in this community.

21. 2011-05-26
    listed $99,500 Active 647-char remark

    Show marketing remark (647 chars)

    BEAUTIFUL, WELL MAINTAINED MANUFACTURED HOME LOCATED IN THE POPULAR SUN MEADOWS 55+ COMMUNITY. This charming home has 3 spacious bedrooms, 2 full bathrooms, with 1678 square feet of open living space. Interior features include vaulted ceilings, wood flooring and extra cabinet space. Exterior features include low maintenance landscaping with rock, shrubs and trees and a covered patio area. The subject property is situated within close proximity to clubhouse, pool/spa and all amenities within this facility. Sun Meadows is within close distance of shopping, businesses, freeway and hospital. There are two public golf courses in this community.

22. 2007-06-29
    price $149,950
23. 2007-06-29
    historical
24. 2007-05-02
    listed $185,000
25. 2007-04-24
    historical
26. 2007-03-30
    listed $199,900

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$713/yr (+$59/mo · 92.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 20 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: $31,923
• − Mortgage interest: −$10,923
• − Property taxes: −$769
• − Insurance: −$975
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$5,673
• Taxable income: $8,475
• Est. tax owed @ 24.0%: −$2,034
• After-tax cash flow: $9,170/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

-0.5% since first listed

12 events — show timeline

• 2026-03-15 Relisted — CRMLS
• 2026-03-03 Contingent — CRMLS
• 2026-02-26 Listed $199,000 CRMLS
• 2011-09-09 Sold (MLS) $60,000 CRMLS
• 2011-07-13 Price Changed $69,500 CRMLS
• 2011-06-13 Price Changed $79,500 CRMLS
• 2011-05-26 Listed $99,500 CRMLS
• 2007-06-29 Price Changed $149,950 CRMLS
• 2007-06-29 Listing Removed — CRMLS
• 2007-05-02 Listed $185,000 CRMLS
• 2007-04-24 Listing Removed — CRMLS
• 2007-03-30 Listed $199,900 CRMLS

Property tax history

-2.4%/yr

Latest (2025): $769 · +2.5% YoY. Source: county tax records.