4080 Pedley Rd #211 · Jurupa Valley, CA 92509

$115,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 243 Days on market

Manufactured home Built 1985 Good condition $109/sqft · 35% below area Est $176k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.3

Listing remarks MLS

Welcome home to this charming 2-bedroom, 2-bath residence in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway, this home features a comfortable and functional open floor plan with 1,056 sq. ft. of living space. Offering both comfort and convenience, it’s the perfect opportunity for those seeking a well-situated home with easy access to nearby shopping, dining, and commuter routes.

Key facts

• Community pool
• Built 1985
• Listed 242 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.1% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Granite Hill Elementary (394 students, 86% FRL); Mira Loma Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 694 students, 87% FRL); Patriot High (math 24% / reading 24%, grade F, #826 of 1,170 statewide, top 80%, 2,532 students, 72% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $95k; 21% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 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: 1.70% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

• ARV (median comp): $176,250
• List price: $115,000
• Delta: -34.75%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley #49	0.00mi	2/2.0	1,056 (0%)	0mo	$80,000	$76	100
4080 Pedley Rd #139	0.00mi	2/2.0	1,056 (0%)	2mo	$98,000	$93	98
4041 Pedley	0.23mi	2/2.0	1,040 (-2%)	2mo	$90,000	$87	85
4080 Pedley Rd #189	0.00mi	2/2.0	1,152 (+9%)	1mo	$115,000	$100	84
4041 Pedley Rd #13	0.23mi	3/2.0 (+1)	1,080 (+2%)	11mo	$150,000	$139	71
4080 Pedley Rd #186	0.07mi	2/2.0	1,152 (+9%)	23mo	$115,000	$100	62
3700 Quartz Canyon Rd #15	0.59mi	3/2.0 (+1)	1,176 (+11%)	12mo	$200,000	$170	39
3700 Quartz Canyon Rd #22	0.57mi	3/2.0 (+1)	1,156 (+10%)	18mo	$175,000	$151	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.04×
• Total profit: $33,524
• Equity at exit: $17,147

10-year hold

• IRR: 32.4%
• Equity multiple: 3.72×
• Total profit: $87,465
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 6 under contract
• Months of supply: 0.9 mo (117%/mo absorbed)
• Median asking: $209,900 ($219/sqft)
• Median days on market: 59 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92509

• Rents YoY: 1.3%
• Active inventory: 233
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$48
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $871

Break-even live

Break-even rent $855

Max offer price $115,000

Occupancy floor 50%

Sensitivity live

Price	-10% $936	-5% $904	+0% $871	+5% $838	+10% $806
Rent	-10% $716	-5% $794	+0% $871	+5% $948	+10% $1,026
Rate	-1.0pp $929	-0.5pp $900	base $871	+0.5pp $841	+1.0pp $811

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8554 Wild Pony Dr Riverside, CA	3.0	2.0	1200	$2,800	$2.33	43d	1	0.38mi
8554 Wild Pony Dr Riverside, CA	3.0	2.0	1200	$3,000	$2.50	93d	1	0.38mi
4254 Avon St Riverside, CA	2.0	1.0	825	$2,195	$2.66	93d	1	0.38mi
4256 Avon St Riverside, CA	2.0	1.0	825	$2,295	$2.78	0d	1	0.39mi
4527 Avon St Riverside, CA	2.0	1.0	825	$2,375	$2.88	17d	1	0.65mi
5100 Agate St Riverside, CA	2.0	1.0	800	$2,400	$3.00	93d	1	1.29mi

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 243 DOM
2. 2026-08-06
   days on market $115,000 Active 241 DOM
3. 2026-08-05
   days on market $115,000 Active 240 DOM
4. 2026-08-04
   days on market $115,000 Active 239 DOM
5. 2026-08-03
   days on market $115,000 Active 238 DOM
6. 2026-07-31
   days on market $115,000 Active 235 DOM
7. 2026-07-30
   days on market $115,000 Active 234 DOM
8. 2026-07-30
   days on market $115,000 Active 233 DOM
9. 2026-07-28
   days on market $115,000 Active 232 DOM
10. 2026-07-26
    days on market $115,000 Active 230 DOM
11. 2026-07-24
    days on market $115,000 Active 228 DOM
12. 2026-07-23
    days on market $115,000 Active 227 DOM
13. 2026-07-22
    days on market $115,000 Active 226 DOM
14. 2026-07-21
    days on market $115,000 Active 225 DOM
15. 2026-07-20
    days on market $115,000 Active 224 DOM
16. 2026-07-18
    days on market $115,000 Active 222 DOM
17. 2026-07-18
    days on market $115,000 Active 221 DOM
18. 2026-07-16
    days on market $115,000 Active 220 DOM
19. 2026-07-15
    days on market $115,000 Active 219 DOM
20. 2026-07-14
    days on market $115,000 Active 218 DOM
21. 2026-07-13
    days on market $115,000 Active 217 DOM
22. 2026-07-13
    days on market $115,000 Active 216 DOM
23. 2026-07-11
    days on market $115,000 Active 215 DOM
24. 2026-07-10
    days on market $115,000 Active 214 DOM
25. 2026-07-09
    days on market $115,000 Active 213 DOM
26. 2026-07-07
    days on market $115,000 Active 211 DOM
27. 2026-07-06
    days on market $115,000 Active 210 DOM
28. 2026-07-06
    days on market $115,000 Active 209 DOM
29. 2026-07-05
    days on market $115,000 Active 208 DOM
30. 2026-07-03
    days on market $115,000 Active 207 DOM
31. 2026-07-02
    days on market $115,000 Active 206 DOM
32. 2026-07-01
    days on market $115,000 Active 205 DOM
33. 2026-06-30
    days on market $115,000 Active 204 DOM
34. 2026-06-29
    days on market $115,000 Active 203 DOM
35. 2026-06-28
    days on market $115,000 Active 202 DOM
36. 2026-06-27
    days on market $115,000 Active 201 DOM
37. 2026-06-26
    days on market $115,000 Active 200 DOM
38. 2026-06-24
    days on market $115,000 Active 198 DOM
39. 2026-06-22
    days on market $115,000 Active 196 DOM
40. 2026-06-21
    days on market $115,000 Active 195 DOM
41. 2026-06-18
    days on market $115,000 Active 192 DOM
42. 2026-06-17
    days on market $115,000 Active 191 DOM
43. 2026-06-16
    days on market $115,000 Active 190 DOM
44. 2026-06-15
    days on market $115,000 Active 189 DOM
45. 2026-06-13
    days on market $115,000 Active 187 DOM
46. 2026-06-13
    days on market $115,000 Active 186 DOM
47. 2026-06-09
    days on market $115,000 Active 183 DOM
48. 2026-06-08
    days on market $115,000 Active 182 DOM
49. 2026-06-07
    days on market $115,000 Active 181 DOM
50. 2026-06-04
    days on market $115,000 Active 178 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: $293 · $24/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$581/yr (+$48/mo · 198.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,490
• − Mortgage interest: −$6,442
• − Property taxes: −$293
• − Insurance: −$575
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$3,345
• Taxable income: $9,077
• Est. tax owed @ 24.0%: −$2,178
• After-tax cash flow: $8,274/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.

Condition & rehab AI · 9 photos

Good 75/100 None rehab

This manufactured home is in good condition with a good condition score of 75. It has a good exterior, interior, and HVAC systems. The home is move-in ready and has good curb appeal.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Granite Hill Elementary Middle Jurupa Middle High Patriot High F CA #826/1,170 Nat'l #12,478/17,239

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

F Composite livability gradescore 49/100

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 · 2,664,475 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: 14% of renters

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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%

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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%

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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

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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

+234.3% since first listed

24 events — show timeline

• 2026-03-17 Price Changed $117,000 CRMLS
• 2025-12-08 Relisted — CRMLS
• 2025-12-04 Relisted — CRMLS
• 2025-11-04 Relisted — CRMLS
• 2025-08-26 Coming Soon $130,000 CRMLS
• 2023-01-23 Sold (MLS) $95,000 CRMLS
• 2023-01-11 Pending — CRMLS
• 2022-12-05 Contingent — CRMLS
• 2022-10-04 Price Changed $110,000 CRMLS
• 2022-08-12 Relisted — CRMLS
• 2022-07-19 Relisted — CRMLS
• 2022-07-17 Relisted — CRMLS
• 2022-07-16 Listed $120,000 CRMLS
• 2022-07-10 Coming Soon $120,000 CRMLS
• 2022-04-26 Sold (MLS) $115,000 CRMLS
• 2022-03-23 Contingent — CRMLS
• 2022-03-13 Relisted — CRMLS
• 2022-03-11 Contingent — CRMLS
• 2022-02-26 Listed $115,000 CRMLS
• 2013-11-01 Listing Removed — CRMLS
• 2013-08-30 Price Changed $28,000 CRMLS
• 2013-06-01 Listed $30,000 CRMLS
• 2008-05-13 Listing Removed — CRMLS
• 2008-01-12 Listed $35,000 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $293 · -22.5% YoY. Source: county tax records.