32900 Riverside Dr #94 · Lake Elsinore, CA 92530

$189,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 43 Days on market

Built 1990 1,000 sqft lot $180/sqft · 17% below area Est $228k · 17% under

---

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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 bath, kitchen, family room and deck. Cute little yard CARPORT!

Key facts

• 1,000 sq ft lot
• Built 1990
• Listed 43 days

Property features AI

Finance

• Other: Lot size estimated; zoning/lot features noted as 0-1 Unit/Acre
• Financial info: Monthly land lease: $1,005
• HOA & community: Land lease community (monthly land lease)

Exterior

• Parking: Asphalt driveway
• Security: Smoke detector(s); Carbon monoxide detector(s); Security lights
• Utilities: Electricity on property and connected; Natural gas connected; Public/district water connected; Public sewer / sewer connected; Cable available; Telephone service in street
• Home design: Single-story manufactured house; No common walls
• Construction: Year built (public records); Foundation information not certified
• Exterior features: Manufactured home; Covered wood patio; Patio; Chain link fencing; Shed; Satellite dish; Has a view

Interior

• Kitchen: Refrigerator; Gas range and gas oven; Range/stove hood; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms; Bathrooms with tub and separate shower and bathroom closets
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-story entry level (main level entry from the side); Main floor primary bedroom; All bedrooms on the main level; Walk-in closet; Smoke and carbon monoxide detectors; Security lights
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.3% in Lake Elsinore — 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 62/100 on livability (#510 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, employment B; Watch: amenities D, commute F, cost of living F.
• Lake Elsinore Unified (suburban): math 34% / reading 49% proficiency, ranked #210 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elsinore High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 2,122 students, 71% FRL) — zoned schools average 71% FRL vs 48% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 453 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 34% of the median local income ($87k/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 $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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $90k; list at $190k implies a 111% gain — meaningful room to come down on a strong offer.

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 $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $227,830
• List price: $189,900
• Delta: -16.65%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32900 Riverside Dr #62	0.00mi	3/2.0	1,040 (-2%)	17mo	$140,000	$135	83

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,324
• Equity at exit: $28,315

10-year hold

• IRR: 8.1%
• Equity multiple: 1.53×
• Total profit: $28,153
• Equity at exit: $16,419

Cash invested: $53,172 (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 92530

• Home prices YoY: -34.3%
• Rents YoY: -0.8%
• Active inventory: 453
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $649

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 69%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15190 Grand Ave Lake Elsinore, CA	1.0–3.0	1.0–2.0	840	$2,135	$2.54	1d	6	0.26mi
15120 Grand Ave Lake Elsinore, CA	1.0–3.0	1.0–2.0	870	$2,775	$3.19	2d	7	0.30mi
33111 Jamieson St Lake Elsinore, CA	2.0	1.0	1000	$1,425	$1.43	16d	1	0.35mi
1121 Monroe St Unit NA Lake Elsinore, CA	3.0	2.0	1100	$2,575	$2.34	15d	1	0.55mi
583 Le Harve Ave Lake Elsinore, CA	3.0	2.0	1174	$2,750	$2.34	43d	1	0.56mi
15680 Shadow Mountain Ln Lake Elsinore, CA	3.0	2.0	1220	$2,495	$2.05	43d	1	0.58mi
15195 Lincoln St Lake Elsinore, CA	1.0–3.0	1.0–2.0	832	$2,495	$3.00	1d	1	0.80mi
892 Robin Dr Lake Elsinore, CA	2.0	2.0	1315	$2,450	$1.86	2d	1	0.87mi
16523 Joy St Lake Elsinore, CA	3.0	2.0	1200	$2,400	$2.00	24d	1	1.14mi
16465 Joy St Unit 20 Lake Elsinore, CA	2.0	2.0	950	$1,850	$1.95	18d	1	1.17mi
15120 Ironwood St Lake Elsinore, CA	3.0	2.0	1391	$3,450	$2.48	2d	1	1.24mi
16242 Grand Ave Unit B Lake Elsinore, CA	3.0	1.0	756	$2,150	$2.84	18d	1	1.31mi
597 Woodcrest Dr Lake Elsinore, CA	3.0–4.0	2.5	1600	$2,545	$1.59	1d	1	1.38mi
685 Woodcrest Dr Unit A Lake Elsinore, CA	2.0	2.5	1000	$2,200	$2.20	43d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $189,900 Active 43 DOM
2. 2026-06-17
   days on market $189,900 Active 42 DOM
3. 2026-06-16
   days on market $189,900 Active 41 DOM
4. 2026-06-15
   days on market $189,900 Active 40 DOM
5. 2026-06-13
   days on market $189,900 Active 38 DOM
6. 2026-06-13
   days on market $189,900 Active 37 DOM
7. 2026-06-09
   days on market $189,900 Active 34 DOM
8. 2026-06-08
   days on market $189,900 Active 33 DOM
9. 2026-06-07
   days on market $189,900 Active 32 DOM
10. 2026-06-04
    days on market $189,900 Active 29 DOM
11. 2026-06-03
    days on market $189,900 Active 28 DOM
12. 2026-06-02
    days on market $189,900 Active 27 DOM
13. 2026-06-01
    days on market $189,900 Active 26 DOM
14. 2026-05-31
    days on market $189,900 Active 25 DOM
15. 2026-05-06
    listed $189,900 Active 1129-char remark
16. 2026-05-01
    historical $189,900 1129-char remark
17. 2026-03-20
    soldstatus $90,000 Closed Sale 66-char remark

    Show marketing remark (66 chars)

    3/2 bath, kitchen, family room and deck. Cute little yard CARPORT!

18. 2026-03-17
    status Pending Sale 66-char remark

    Show marketing remark (66 chars)

    3/2 bath, kitchen, family room and deck. Cute little yard CARPORT!

19. 2026-03-06
    listed Active Under Contract 66-char remark

    Show marketing remark (66 chars)

    3/2 bath, kitchen, family room and deck. Cute little yard CARPORT!

20. 2026-03-06
    listed $90,000 66-char remark

    Show marketing remark (66 chars)

    3/2 bath, kitchen, family room and deck. Cute little yard CARPORT!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,793
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$5,524
• Taxable income: $5,066
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $6,572/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: Lake Elsinore Unified
• NCES district ID: 0600027
• Math proficiency: 34% ▲ 5.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $63,829
• Composite: 37.01/100
• National rank: #4518
• State rank: #210 of 517 in CA

Livability — Lake Elsinore

• Score: 62/100
• State rank: #510
• US rank: #17250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Elsinore, CA
• County: Riverside County · 2,287,001 people
• City population: 89,823
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 61,768
• Household income: $86,862
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1690.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 61% White 28% Two or more races 21% Black 4% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 41% Tagalog/Filipino 1% Chinese 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: ▼ -205.66%
• Current HPI: 394.1705
• Rent YoY: ▼ -0.76%
• 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

+111.0% since first listed

6 events — show timeline

• 2026-05-06 Listed $189,900 CRMLS
• 2026-05-01 Coming Soon $189,900 CRMLS
• 2026-03-20 Sold (MLS) $90,000 CRMLS
• 2026-03-17 Pending — CRMLS
• 2026-03-06 Listed — CRMLS
• 2026-03-06 Listed $90,000 CRMLS

Property tax history

-6.5%/yr

Latest (2025): $185 · +5.6% YoY. Source: county tax records.