10961 Desert Lawn, 464 (Plum) · Calimesa, CA 92320

$249,900

3 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 123 Days on market

Built 2004 $146/sqft · 13% above area Est $239k · 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.4/15.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained, manicured 1848 square foot manufactured home offering space, a 55+ community offering comfort, and breathtaking sunset views. The thoughtfully designed residence features a lovely family living room, 3 spacious bedrooms, 2 full bathrooms and an additional half bathroom, providing plenty of room for family and guests. The home boasts a generous sized kitchen with an island, ample cabinetry and counter space, flowing seamlessly into the family room-perfect for entertaining or relaxing. An additional versatile room can be used as a home office, formal dining room or hobby space to suit your needs. There is a laundry room for washer and dryer that are included in sale. Step outside to the inviting covered porch, don't forget your favorite beverage, maybe a book, and pick an orange off your tree where you can unwind while enjoying stunning sunset views. The property is enhanced by beautifully maintained gardens and mature landscaping, including fruit trees, a stately magnolia tree and a pine tree that adds charm and shade. With comfortable indoor living spaces and peaceful outdoor surroundings, this home offers the perfect blend of functionality and natural beauty. A two car garage with storage cabinets adds to the appeal of this home. There are pools, game rooms, dog parks for both small and large breeds, wildlife areas, 2 lakes that attract birds, and a host of activities and programs available. Don't forget about a PGA Golf course next door to the Plantation on the Lakes community.

Key facts

• Covered porch
• Mature landscaping
• Fruit trees

Tags

• BREATHTAKING SUNSET VIEWS
• GENEROUS SIZED KITCHEN
• COVERED PORCH
• BEAUTIFULLY MAINTAINED GARDENS
• MATURE LANDSCAPING
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 6.7% in Calimesa — 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 55/100 on livability (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, amenities F, commute F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tournament Hills Elementary (664 students, 54% FRL); Mountain View Middle (935 students, 68% FRL); Beaumont Senior High (math 36% / reading 63%, grade D, #352 of 1,170 statewide, top 31%, 3,328 students, 62% FRL) — zoned schools average 61% FRL vs 45% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

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 + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.28% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $239,000
• List price: $249,900
• Delta: 4.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10961 Desert Lawn Dr #79	0.00mi	3/2.0	1,700 (-1%)	1mo	$90,000	$53	97
10961 Desert Lawn Dr #21	0.00mi	3/2.0	1,660 (-3%)	4mo	$250,000	$151	91
10961 Desert Lawn Dr #466	0.00mi	3/2.0	1,600 (-7%)	1mo	$200,000	$125	88
10961 Desert Lawn Dr #243	0.00mi	3/2.0	1,820 (+6%)	4mo	$215,000	$118	86
10961 Desert Lawn Dr #453	0.00mi	3/2.0	1,586 (-8%)	3mo	$228,000	$144	85
10961 Desert Lawn #433	0.00mi	3/2.0	1,890 (+10%)	1mo	$250,000	$132	83
10961 Desert Lawn Dr #331	0.19mi	2/2.0 (-1)	1,675 (-2%)	5mo	$217,000	$130	78
10961 Desert Lawn Dr #394	0.00mi	2/2.0 (-1)	1,612 (-6%)	8mo	$255,000	$158	78
10961 Desert Lawn Dr #82	0.00mi	2/2.0 (-1)	1,560 (-9%)	3mo	$265,000	$170	77
10961 Desert Lawn Dr #380	0.19mi	2/2.0 (-1)	1,823 (+6%)	3mo	$245,000	$134	73
10961 Desert Lawn Dr #303	0.00mi	3/2.0	1,944 (+13%)	10mo	$275,000	$141	70
10961 Desert Lawn Dr #451	0.28mi	2/2.0 (-1)	1,612 (-6%)	6mo	$235,000	$146	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $24,866
• Equity at exit: $37,261

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $105,562
• Equity at exit: $21,607

Cash invested: $69,972 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 66
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,028

Break-even live

Break-even rent $1,899

Max offer price $249,900

Occupancy floor 63%

Sensitivity live

Price	-10% $1,169	-5% $1,098	+0% $1,028	+5% $957	+10% $886
Rent	-10% $775	-5% $901	+0% $1,028	+5% $1,154	+10% $1,280
Rate	-1.0pp $1,153	-0.5pp $1,091	base $1,028	+0.5pp $963	+1.0pp $897

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35258 Vernon Dr Beaumont, CA	3.0	1.5	1990	$3,200	$1.61	0d	1	0.86mi

Listing history 19 events

1. 2026-06-21
   days on market $249,900 Active 123 DOM
2. 2026-06-18
   days on market $249,900 Active 120 DOM
3. 2026-06-17
   days on market $249,900 Active 119 DOM
4. 2026-06-16
   days on market $249,900 Active 118 DOM
5. 2026-06-15
   days on market $249,900 Active 117 DOM
6. 2026-06-13
   days on market $249,900 Active 115 DOM
7. 2026-06-13
   days on market $249,900 Active 114 DOM
8. 2026-06-09
   days on market $249,900 Active 111 DOM
9. 2026-06-08
   days on market $249,900 Active 110 DOM
10. 2026-06-07
    pricedays on market $249,900 Active 109 DOM
11. 2026-06-04
    days on market $259,500 Active 106 DOM
12. 2026-06-03
    days on market $259,500 Active 105 DOM
13. 2026-06-02
    days on market $259,500 Active 104 DOM
14. 2026-06-01
    days on market $259,500 Active 103 DOM
15. 2026-05-31
    days on market $259,500 Active 102 DOM
16. 2026-05-01
    price $259,500 1544-char remark

    Show marketing remark (1544 chars)

    Welcome to this beautifully maintained, manicured 1848 square foot manufactured home offering space, a 55+ community offering comfort, and breathtaking sunset views. The thoughtfully designed residence features a lovely family living room, 3 spacious bedrooms, 2 full bathrooms and an additional half bathroom, providing plenty of room for family and guests. The home boasts a generous sized kitchen with an island, ample cabinetry and counter space, flowing seamlessly into the family room-perfect for entertaining or relaxing. An additional versatile room can be used as a home office, formal dining room or hobby space to suit your needs. There is a laundry room for washer and dryer that are included in sale. Step outside to the inviting covered porch, don't forget your favorite beverage, maybe a book, and pick an orange off your tree where you can unwind while enjoying stunning sunset views. The property is enhanced by beautifully maintained gardens and mature landscaping, including fruit trees, a stately magnolia tree and a pine tree that adds charm and shade. With comfortable indoor living spaces and peaceful outdoor surroundings, this home offers the perfect blend of functionality and natural beauty. A two car garage with storage cabinets adds to the appeal of this home. There are pools, game rooms, dog parks for both small and large breeds, wildlife areas, 2 lakes that attract birds, and a host of activities and programs available. Don't forget about a PGA Golf course next door to the Plantation on the Lakes community.

17. 2026-02-18
    listed $265,000 Active 1544-char remark

    Show marketing remark (1544 chars)

    Welcome to this beautifully maintained, manicured 1848 square foot manufactured home offering space, a 55+ community offering comfort, and breathtaking sunset views. The thoughtfully designed residence features a lovely family living room, 3 spacious bedrooms, 2 full bathrooms and an additional half bathroom, providing plenty of room for family and guests. The home boasts a generous sized kitchen with an island, ample cabinetry and counter space, flowing seamlessly into the family room-perfect for entertaining or relaxing. An additional versatile room can be used as a home office, formal dining room or hobby space to suit your needs. There is a laundry room for washer and dryer that are included in sale. Step outside to the inviting covered porch, don't forget your favorite beverage, maybe a book, and pick an orange off your tree where you can unwind while enjoying stunning sunset views. The property is enhanced by beautifully maintained gardens and mature landscaping, including fruit trees, a stately magnolia tree and a pine tree that adds charm and shade. With comfortable indoor living spaces and peaceful outdoor surroundings, this home offers the perfect blend of functionality and natural beauty. A two car garage with storage cabinets adds to the appeal of this home. There are pools, game rooms, dog parks for both small and large breeds, wildlife areas, 2 lakes that attract birds, and a host of activities and programs available. Don't forget about a PGA Golf course next door to the Plantation on the Lakes community.

18. 2005-08-26
    soldstatus $185,000 425-char remark

    Show marketing remark (425 chars)

    BEAUTIFUL NEWER PLANTATION ON THE LAKES HOME. GREAT ROOM WITH FORMAL DINING AREA, EATING AREA IN KITCHEN, KITCHEN ISLAND, DISHWASHER, STOVE & REFRIGERATOR STAY, MASTER BEDROOM HAS HIS & HER BATHS. OTHER FEATURES INCLUDE PERGO FLOORS & UPGRADED CARPET, INDOOR LAUNDRY, OVERSIZED 2 CAR GARAGE WITH DIRECT ACCESS, COVERED PATIO, FENCED YARD. THIS IS A MUST SEE HOME IN IMMACULATE CONDITION. MANY PARK AMENITIES

19. 2005-06-09
    listed $189,900 425-char remark

    Show marketing remark (425 chars)

    BEAUTIFUL NEWER PLANTATION ON THE LAKES HOME. GREAT ROOM WITH FORMAL DINING AREA, EATING AREA IN KITCHEN, KITCHEN ISLAND, DISHWASHER, STOVE & REFRIGERATOR STAY, MASTER BEDROOM HAS HIS & HER BATHS. OTHER FEATURES INCLUDE PERGO FLOORS & UPGRADED CARPET, INDOOR LAUNDRY, OVERSIZED 2 CAR GARAGE WITH DIRECT ACCESS, COVERED PATIO, FENCED YARD. THIS IS A MUST SEE HOME IN IMMACULATE CONDITION. MANY PARK AMENITIES

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$870/yr (+$73/mo · 84.6%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$13,998
• − Property taxes: −$1,029
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$7,270
• Taxable income: $8,710
• Est. tax owed @ 24.0%: −$2,090
• After-tax cash flow: $10,241/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

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: ▼ -104.13%
• Current HPI: 364.3627
• Rent YoY: —
• Metro: —
• 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

+36.7% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $259,500 CRMLS
• 2026-02-18 Listed $265,000 CRMLS
• 2005-08-26 Sold (MLS) $185,000 CRMLS
• 2005-06-09 Listed $189,900 CRMLS

Property tax history

-2.7%/yr

Latest (2025): $1,029 · +5.0% YoY. Source: county tax records.