3701 Fillmore St #78 · Riverside, CA 92505

$214,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 6 Days on market

Built 2005 Est $225k · 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
• ARV discount +9.6/15.0
• 1% rule +9.0/10.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Rancho Riverside, a desirable all-age gated community where comfort and pride of ownership shine throughout this beautifully maintained home. Offered for the first time in 20 years by its original owner, this spacious residence features 4 bedrooms and 2 bathrooms with a thoughtfully designed layout perfect for everyday living. Step onto the inviting covered front porch and enter into a bright, spacious living room that creates a warm and welcoming first impression. Just beyond, the kitchen and dining area offer an ideal space for gathering and entertaining. The large kitchen comes fully equipped with an oven/range, dishwasher, refrigerator, and built-in microwave. The guest bedro

Key facts

• Community pool
• Built 2005
• Listed 6 days

Property features AI

Finance

• Financial info: Land lease: $1,100 per month (park-provided)
• HOA & community: Park name: Rancho Riverside; Suburban community features; Manager approval required for tenancy; Pets allowed with breed restrictions

Exterior

• Parking: Covered parking; Attached carport; Parking available in Rancho Riverside community
• Security: Gated community; Resident manager
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Front entry; Entry level: 1; Mobile home remains (27' x 60')
• Construction: One-story structure
• Exterior features: Covered front porch; Covered patio; Community pool; Shed; Close to clubhouse

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Free-standing gas range and oven; Dishwasher; Gas water heater
• Bedrooms: Primary bedroom
• Bathrooms: Two full bathrooms; Master bathroom with double sinks and walk-in shower; Bathtub
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Ceiling fan; Double-pane windows; Gated community; Resident manager on-site; Community spa
• Laundry & utility: Washer and 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 $215k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 12.3% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% of the median local income ($85k/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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $214,900

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.40% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $225,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3701 Fillmore St #71	0.00mi	3/2.0	1,512 (-7%)	7mo	$210,000	$139	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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.64×
• Total profit: $38,629
• Equity at exit: $32,042

10-year hold

• IRR: 25.3%
• Equity multiple: 3.35×
• Total profit: $141,250
• Equity at exit: $18,581

Cash invested: $60,172 (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 92505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,001 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,084

Break-even live

Break-even rent $1,629

Max offer price $214,900

Occupancy floor 59%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11266 Ramway Rd Riverside, CA	4.0	2.0	1595	$3,495	$2.19	18d	1	0.15mi
11207 Magnolia Ave Riverside, CA	2.0	2.0	1200	$2,250	$1.88	24d	1	0.15mi
11282 Price Ct Riverside, CA	3.0	2.5	1646	$3,095	$1.88	44d	1	0.34mi
3850 Skofstad St Riverside, CA	1.0–2.0	1.0–2.0	880	$2,135	$2.43	24d	2	0.47mi
11330 Indiana Ave Unit 1 Riverside, CA	4.0	3.0	1300	$885	$0.68	24d	1	0.50mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	24d	1	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	15d	1	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	20d	1	0.68mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	5d	1	0.68mi
4253 Azure Riverside, CA	4.0	2.5	1911	$3,300	$1.73	44d	1	0.69mi
3411 Grande Vista Pkwy Riverside, CA	2.0	1.0–2.0	982	$2,885	$2.94	2d	10	0.70mi
11249 Heathrow Dr Riverside, CA	3.0	3.0	1421	$2,895	$2.04	3d	1	0.76mi
3874 Polk St Unit F Riverside, CA	2.0	2.0	1211	$2,700	$2.23	15d	1	0.86mi
3944 Polk St Unit B Riverside, CA	3.0	2.5	1481	$3,000	$2.03	5d	1	0.90mi
11309 Rasmussen Ct Riverside, CA	3.0	2.5	1535	$3,225	$2.10	18d	1	0.92mi
3984 Polk St Unit C Riverside, CA	3.0	2.5	1394	$2,795	$2.01	20d	1	0.92mi
10743 Cass St Riverside, CA	3.0	2.0	1228	$2,400	$1.95	2d	1	0.95mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$4,383	$4.30	2d	21	0.96mi
11377 Brookglen Ct Riverside, CA	3.0	2.5	1532	$3,400	$2.22	24d	1	0.98mi
11331 River Trail Ct Riverside, CA	3.0	2.5	1532	$3,200	$2.09	44d	1	1.08mi
4655 Sierra Vista Ave Riverside, CA	2.0–3.0	2.0	1043	$3,318	$3.18	2d	11	1.16mi
4689 Brookmore Ct Riverside, CA	3.0	3.0	2124	$3,700	$1.74	44d	1	1.17mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	44d	1	1.17mi
3590 Buchanan St Riverside, CA	3.0	2.0	1913	$3,500	$1.83	44d	1	1.25mi
3262 Winnebago Ln Riverside, CA	3.0	2.0	1732	$3,400	$1.96	44d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $214,900 Active 6 DOM
2. 2026-06-17
   days on market $214,900 Active 5 DOM
3. 2026-06-16
   days on market $214,900 Active 4 DOM
4. 2026-06-15
   days on market $214,900 Active 3 DOM
5. 2026-06-13
   statusdays on market $214,900 Active 1 DOM
6. 2026-06-09
   days on market $214,900 Coming Soon 17 DOM
7. 2026-06-08
   days on market $214,900 Coming Soon 16 DOM
8. 2026-06-07
   days on market $214,900 Coming Soon 15 DOM
9. 2026-06-04
   days on market $214,900 Coming Soon 12 DOM
10. 2026-06-03
    days on market $214,900 Coming Soon 11 DOM
11. 2026-06-02
    days on market $214,900 Coming Soon 10 DOM
12. 2026-06-01
    days on market $214,900 Coming Soon 9 DOM
13. 2026-05-31
    days on market $214,900 Coming Soon 8 DOM
14. 2026-05-23
    historical $214,900

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$787/yr (+$66/mo · 93.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,012
• − Mortgage interest: −$12,038
• − Property taxes: −$846
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,881
• − Management: −$2,881
• − Depreciation: −$6,252
• Taxable income: $10,040
• Est. tax owed @ 24.0%: −$2,410
• After-tax cash flow: $10,595/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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 53,419
• Household income: $84,906
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1940.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% White 20% Two or more races 17% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scandinavian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Vietnam, South Korea
• Languages at home: 40% English-only · Spanish 47% Other Indo-European 4% Vietnamese 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: ▼ -379.14%
• Current HPI: 405.3408
• Rent YoY: ▲ 4.47%
• 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

1 event — show timeline

• 2026-05-23 Coming Soon $214,900 CRMLS

Property tax history

-1.8%/yr

Latest (2025): $846 · +6.9% YoY. Source: county tax records.