655 E Main St #39 · San Jacinto, CA 92583

$150,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 3 Days on market

Built 1997 Est $108k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Caravana! Age 55+ living with breath taking mountain views! This beautiful 3 bedroom home has a modern look, with laminate flooring, quartz countertops, stainless steel appliances, drywall and ceiling fans! This one won't last! Close to shopping, restaurants, and the Ramona Expressway!

Key facts

• 2 parking spots
• Community pool
• Built 1997

Property features AI

Finance

• Other: Living area source: Assessor's data; Elevation units reported in feet; Lot characterized as 0-1 Unit/Acre
• Financial info: Land lease: $724 monthly (seller provided amount); Manager approval required
• HOA & community: Senior community; Pet rules in association; Community features: Valley; Rent includes pool

Exterior

• Parking: Attached carport with 2 parking spaces; Park name: Caravana; Paved road access
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Sewer connected
• Home design: Single-story; Entry at level 1; Mobile home model 3515 (24' x 48'); Has a view
• Construction: Mobile home construction; Mobile home remains on site; Year built reported by assessor
• Exterior features: Shingle roof; Patio; Shed; Community pool

Interior

• Kitchen: Microwave; Refrigerator; Gas range and gas oven; Quartz counters
• Bedrooms: Walk-in closet
• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms; Soaking tub; Separate tub and shower in master; Double sinks in master bathroom; Quartz counters in bathrooms
• Heating & cooling: Central cooling; Forced air heating
• Interior features: Quartz counters throughout; Ceiling fan; Double pane windows
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 13.8% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, amenities F, cost of living F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Estudillo Elementary (726 students, 82% FRL); North Mountain Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 844 students, 90% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 86% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 41% of the median local income ($68k/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 $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 + 2.6% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 $100k; list at $150k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $107,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 E Main #83	0.00mi	3/2.0	1,440 (+11%)	1mo	$80,000	$56	81
655 E Main St #1	0.00mi	2/2.0 (-1)	1,440 (+11%)	19mo	$120,000	$83	61
335 E Mead	0.50mi	3/2.0	1,426 (+10%)	5mo	$385,000	$270	56

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.82×
• Total profit: $34,389
• Equity at exit: $22,365

10-year hold

• IRR: 28.2%
• Equity multiple: 3.45×
• Total profit: $102,860
• Equity at exit: $12,969

Cash invested: $42,000 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $937

Break-even live

Break-even rent $1,142

Max offer price $150,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,022	-5% $979	+0% $937	+5% $894	+10% $852
Rent	-10% $753	-5% $845	+0% $937	+5% $1,029	+10% $1,120
Rate	-1.0pp $1,012	-0.5pp $975	base $937	+0.5pp $898	+1.0pp $858

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	26d	1	0.17mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	0.38mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	0.39mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	0.51mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	0.51mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	0.53mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	26d	1	0.54mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	0.55mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	0.56mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	0.59mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	45d	1	0.60mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	0.61mi
1084 E Evans St San Jacinto, CA	4.0	2.0	1772	$2,900	$1.64	16d	1	0.74mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	45d	1	0.81mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	45d	1	0.90mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	45d	1	1.00mi
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	11d	1	1.19mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	4d	1	1.22mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	1.22mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,450	$2.33	0d	2	1.24mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	26d	1	1.26mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	26d	1	1.29mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	19d	1	1.34mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	0d	1	1.41mi

Listing history 3 events

1. 2026-06-16
   days on market $150,000 Active 3 DOM
2. 2026-06-15
   remarks 297-char remark
3. 2026-06-15
   listed $150,000 Active 2 DOM

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$501/yr (+$42/mo · 78.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,934
• − Mortgage interest: −$8,402
• − Property taxes: −$639
• − Insurance: −$750
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$4,364
• Taxable income: $9,309
• Est. tax owed @ 24.0%: −$2,234
• After-tax cash flow: $9,005/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+114.6% since first listed

13 events — show timeline

• 2026-06-15 Relisted — CRMLS
• 2026-04-11 Relisted — CRMLS
• 2026-03-16 Relisted — CRMLS
• 2026-02-26 Listing Removed — CRMLS
• 2026-02-26 Listed $150,000 CRMLS
• 2022-04-14 Sold (MLS) $100,000 CRMLS
• 2022-03-29 Pending — CRMLS
• 2022-03-07 Contingent — CRMLS
• 2022-02-24 Listed $103,000 CRMLS
• 2020-09-18 Sold (MLS) $69,900 CRMLS
• 2020-08-30 Pending — CRMLS
• 2020-08-13 Contingent — CRMLS
• 2020-08-11 Listed $69,900 CRMLS

Property tax history

+6.8%/yr

Latest (2025): $639 · +6.4% YoY. Source: county tax records.