4080 Pedley Rd #211 · Jurupa Valley, CA 92509

$115,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 192 Days on market

Built 1985 $109/sqft · 35% below area Est $178k · 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
• 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 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 191 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 32% 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 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 192 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: 2.23% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.45%
• DSCR: 3.24
• GRM: 3.7

CMA / ARV

• ARV (median comp): $177,500
• List price: $115,000
• Delta: -35.21%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley Rd #139	0.00mi	2/2.0	1,056 (0%)	0mo	$98,000	$93	100
4041 Pedley Rd #13	0.23mi	3/2.0 (+1)	1,080 (+2%)	10mo	$150,000	$139	72
4080 Pedley Rd #186	0.07mi	2/2.0	1,152 (+9%)	22mo	$115,000	$100	64
3700 Quartz Canyon Rd #15	0.59mi	3/2.0 (+1)	1,176 (+11%)	10mo	$200,000	$170	40
3700 Quartz Canyon Rd #22	0.57mi	3/2.0 (+1)	1,156 (+10%)	17mo	$175,000	$151	39

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: 46.4%
• Equity multiple: 2.96×
• Total profit: $63,256
• Equity at exit: $17,147

10-year hold

• IRR: 51.4%
• Equity multiple: 5.63×
• Total profit: $148,928
• 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 →

ZIP-level market 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,569 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $1,354

Break-even live

Break-even rent $855

Max offer price $115,000

Occupancy floor 42%

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8554 Wild Pony Dr Riverside, CA	3.0	2.0	1200	$3,000	$2.50	43d	1	0.38mi
4254 Avon St Riverside, CA	2.0	1.0	825	$2,195	$2.66	43d	1	0.38mi
5100 Agate St Riverside, CA	2.0	1.0	800	$2,400	$3.00	43d	1	1.29mi

Listing history 38 events

1. 2026-06-18
   days on market $115,000 Active 192 DOM
2. 2026-06-17
   days on market $115,000 Active 191 DOM
3. 2026-06-16
   days on market $115,000 Active 190 DOM
4. 2026-06-15
   days on market $115,000 Active 189 DOM
5. 2026-06-13
   days on market $115,000 Active 187 DOM
6. 2026-06-13
   days on market $115,000 Active 186 DOM
7. 2026-06-09
   days on market $115,000 Active 183 DOM
8. 2026-06-08
   days on market $115,000 Active 182 DOM
9. 2026-06-07
   days on market $115,000 Active 181 DOM
10. 2026-06-04
    days on market $115,000 Active 178 DOM
11. 2026-06-03
    days on market $115,000 Active 177 DOM
12. 2026-06-02
    days on market $115,000 Active 176 DOM
13. 2026-06-01
    days on market $115,000 Active 175 DOM
14. 2026-05-31
    days on market $115,000 Active 174 DOM
15. 2026-03-17
    price $117,000 425-char remark

    Show marketing remark (425 chars)

    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.

16. 2025-12-08
    status Active 425-char remark

    Show marketing remark (425 chars)

    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.

17. 2025-12-04
    status Active 425-char remark

    Show marketing remark (425 chars)

    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.

18. 2025-11-04
    status Active 425-char remark

    Show marketing remark (425 chars)

    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.

19. 2025-08-26
    historical $130,000 425-char remark

    Show marketing remark (425 chars)

    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.

20. 2023-01-23
    soldstatus $95,000 Closed Sale 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

21. 2023-01-11
    status Pending Sale 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

22. 2022-12-05
    historical Active Under Contract 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

23. 2022-10-04
    price $110,000 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

24. 2022-08-12
    status Active 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

25. 2022-07-19
    status Active 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

26. 2022-07-17
    status Active 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

27. 2022-07-16
    listed $120,000 Active 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

28. 2022-07-10
    historical $120,000 384-char remark

    Show marketing remark (384 chars)

    Welcome home to this charming 2-bedroom 2 bath in the lovely community of Bravo Estates. Conveniently located right off the 60 freeway. The home has a nice open floor plan with recently updated flooring throughout the home. The front yard includes artificial turf to help keep water bill down. Don’t miss out on this lovely home. Easy to show! Land lease for new owner is $1500.

29. 2022-04-26
    soldstatus $115,000 Closed Sale
30. 2022-03-23
    historical Active Under Contract
31. 2022-03-13
    status Active
32. 2022-03-11
    historical Active Under Contract
33. 2022-02-26
    listed $115,000 Active
34. 2013-11-01
    historical
35. 2013-08-30
    price $28,000
36. 2013-06-01
    listed $30,000 Active
37. 2008-05-13
    historical
38. 2008-01-12
    listed $35,000

ⓘ 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: $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: $30,822
• − Mortgage interest: −$6,442
• − Property taxes: −$293
• − Insurance: −$575
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$3,345
• Taxable income: $15,236
• Est. tax owed @ 24.0%: −$3,657
• After-tax cash flow: $12,588/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

+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.