3825 Crestmore Rd #414 · Jurupa Valley, CA 92509

$139,999

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 61 Days on market

Built 2000 $146/sqft · at area comps Est $144k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath mobile home offering comfort, functionality, and great value. The spacious layout features an open-concept living area that flows seamlessly into the kitchen, perfect for both relaxing and entertaining. The primary bedroom includes a private bathroom for added convenience, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy natural light throughout the home, along with ample storage and a practical floor plan designed for everyday living. Outside, you’ll find space to create your own outdoor retreat—ideal for morning coffee or evening gatherings. Whether you’re a first-time buyer, downsizing, or looking for an affordable investment, this home is a must-see!

Key facts

• Community pool
• Built 2000
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 30% 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 $968 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 + 1.3% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.73% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.49%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $143,928
• List price: $139,999
• Delta: -2.73%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.09×
• Total profit: $42,885
• Equity at exit: $20,874

10-year hold

• IRR: 33.5%
• Equity multiple: 3.83×
• Total profit: $110,774
• Equity at exit: $12,105

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 →

ZIP-level market 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,094

Break-even live

Break-even rent $1,038

Max offer price $139,999

Occupancy floor 50%

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
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5286 Odell St Unit C Riverside, CA	2.0	1.0	1000	$2,400	$2.40	43d	1	0.24mi
3701 Mintern St Unit 3701 Riverside, CA	2.0	1.0	875	$1,995	$2.28	43d	1	0.50mi
4581 Palm Ave Unit 4595 Riverside, CA	2.0	2.0	950	$2,350	$2.47	16d	1	1.02mi
4555 Pine St Riverside, CA	1.0–2.0	1.0–2.0	827	$2,370	$2.86	1d	4	1.05mi
4314 University Ave Unit 4 Riverside, CA	2.0	1.0	800	$1,895	$2.37	43d	1	1.06mi
3980 Cedar St Riverside, CA	2.0	1.0	640	$1,895	$2.96	24d	1	1.08mi
4192 Mission Inn Ave Apt D Riverside, CA	2.0	1.0	1000	$1,695	$1.70	4d	1	1.18mi
4192 Mission Inn Ave Unit A Riverside, CA	2.0	1.0	1000	$1,695	$1.70	10d	1	1.18mi
4800 Palm Ave Unit 209 Riverside, CA	2.0	1.0	822	$2,260	$2.75	24d	1	1.18mi
4830 Palm Ave Riverside, CA	1.0–3.0	1.0–2.0	985	$2,750	$2.79	14d	1	1.18mi
3909 5th St Riverside, CA	2.0	1.0	950	$1,700	$1.79	43d	1	1.42mi
3909 5th St Unit 4 Riverside, CA	2.0	1.0	950	$1,700	$1.79	17d	1	1.42mi
4330 Pacific Ave Jurupa Valley, CA	3.0	2.0	910	$3,300	$3.63	43d	1	1.42mi
3448 Fairmount Blvd Riverside, CA	2.0	1.5	584	$2,250	$3.85	43d	1	1.45mi
4359 Elmwood Ct Riverside, CA	2.0	1.0	894	$2,800	$3.13	4d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $139,999 Active 61 DOM
2. 2026-06-17
   days on market $139,999 Active 60 DOM
3. 2026-06-16
   days on market $139,999 Active 59 DOM
4. 2026-06-15
   days on market $139,999 Active 58 DOM
5. 2026-06-13
   days on market $139,999 Active 56 DOM
6. 2026-06-13
   days on market $139,999 Active 55 DOM
7. 2026-06-09
   days on market $139,999 Active 52 DOM
8. 2026-06-08
   days on market $139,999 Active 51 DOM
9. 2026-06-07
   days on market $139,999 Active 50 DOM
10. 2026-06-04
    days on market $139,999 Active 47 DOM
11. 2026-06-03
    days on market $139,999 Active 46 DOM
12. 2026-06-02
    pricedays on market $139,999 Active 45 DOM
13. 2026-06-01
    days on market $149,999 Active 44 DOM
14. 2026-05-31
    days on market $149,999 Active 43 DOM
15. 2026-04-18
    listed $149,999 Active 768-char remark

    Show marketing remark (768 chars)

    Welcome to this charming 3-bedroom, 2-bath mobile home offering comfort, functionality, and great value. The spacious layout features an open-concept living area that flows seamlessly into the kitchen, perfect for both relaxing and entertaining. The primary bedroom includes a private bathroom for added convenience, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy natural light throughout the home, along with ample storage and a practical floor plan designed for everyday living. Outside, you’ll find space to create your own outdoor retreat—ideal for morning coffee or evening gatherings. Whether you’re a first-time buyer, downsizing, or looking for an affordable investment, this home is a must-see!

16. 2026-03-23
    status Active
17. 2026-03-16
    status Active
18. 2026-01-15
    status Active
19. 2025-12-29
    status Pending Sale
20. 2025-11-26
    listed $149,999 Active
21. 2025-11-25
    historical
22. 2007-10-18
    historical
23. 2007-07-19
    listed $61,000
24. 2007-03-31
    historical
25. 2007-03-30
    listed $75,000

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$737/yr (+$61/mo · 225.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,070
• − Mortgage interest: −$7,842
• − Property taxes: −$327
• − Insurance: −$700
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$4,073
• Taxable income: $11,477
• Est. tax owed @ 24.0%: −$2,754
• After-tax cash flow: $10,373/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

+100.0% since first listed

11 events — show timeline

• 2026-04-18 Listed $149,999 CRMLS
• 2026-03-23 Relisted — CRMLS
• 2026-03-16 Relisted — CRMLS
• 2026-01-15 Relisted — CRMLS
• 2025-12-29 Pending — CRMLS
• 2025-11-26 Listed $149,999 CRMLS
• 2025-11-25 Coming Soon — CRMLS
• 2007-10-18 Listing Removed — CRMLS
• 2007-07-19 Listed $61,000 CRMLS
• 2007-03-31 Listing Removed — CRMLS
• 2007-03-30 Listed $75,000 CRMLS

Property tax history

-2.6%/yr

Latest (2025): $327 · +5.4% YoY. Source: county tax records.