26871 Alessandro Blvd #18 · Moreno Valley, CA 92555

$130,000

2 bd · 2.0 ba · 720 sqft · Manufactured · 19 Days on market

Built 1973

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * SUNDAY OPEN HOUSE CANCELED FOR STORM * * * Welcome to Country Squire Manufactured Home Park in Rancho Belago. This affordable and well-located manufactured home is ready for its new owners -- are you ready for your first step into homeownership? At this price, it's among the most AFFORDABLE homes available in the region. This is a single-wide unit with 2 bedrooms and 2 baths (including a primary suite), with a layout configured for PRIVACY. The open floorplan features a spacious GREATROOM that is fully open to the kitchen and formal dining area. The primary suite offers a walk-in shower, while the guest bedroom is adjacent to the full guest bathroom with tub-shower combo. Inside, you'll also find a laundry closet. Outside features front and back covered porches, on a large lot that has spacious side and back YARDS. Enjoy the evening sunset from the CLUBHOUSE area, which includes a gated swimming pool area. Storage SHED and two-bay covered carport included. Space rent for incoming owner will be $1054. Residents must be approved by park management, a process that begins with an accepted purchase offer. See attachment for Resident Requirements. Close to shopping, services, restaurants, schools, parks, medical facilities, and easy freeway access.

Key facts

• Community pool
• Built 1973
• Listed 19 days

Property features AI

Finance

• Other: Manager approval required for tenancy
• HOA & community: Land lease: $1,150

Exterior

• Utilities: Public sewer; District/public water
• Home design: Single-story; Entry on the front; Mobile home remains on site (12' x 60')
• Construction: Year built per public records
• Exterior features: Community pool; Park within the community; Lot approximately 0–1 unit per acre

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer and dryer excluded

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

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 ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $899 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 + 2.1% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.91% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $64,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26871 Alessandro Blvd #20	0.00mi	2/2.0	720 (0%)	13mo	$65,000	$90	89

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.23×
• Total profit: $44,627
• Equity at exit: $19,383

10-year hold

• IRR: 36.5%
• Equity multiple: 4.23×
• Total profit: $117,502
• Equity at exit: $11,240

Cash invested: $36,400 (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 92555

• Home prices YoY: -13.2%
• Rents YoY: 2.1%
• Active inventory: 135
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,065

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 52%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14147 Darwin Dr Moreno Valley, CA	1.0–2.0	1.0–2.0	914	$2,826	$3.09	24d	24	0.74mi
26074 Bay Ave Unit 3 Moreno Valley, CA	2.0	1.0	650	$1,895	$2.92	43d	1	0.97mi
27280 Arla St Unit 1 Moreno Valley, CA	1.0	1.0	500	$2,600	$5.20	1d	1	1.37mi
27280 Arla St Moreno Valley, CA	2.0	1.0	500	$2,695	$5.39	19d	1	1.37mi

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 19 DOM
2. 2026-06-17
   days on market $130,000 Active 18 DOM
3. 2026-06-16
   days on market $130,000 Active 17 DOM
4. 2026-06-15
   days on market $130,000 Active 16 DOM
5. 2026-06-13
   days on market $130,000 Active 14 DOM
6. 2026-06-13
   days on market $130,000 Active 13 DOM
7. 2026-06-09
   days on market $130,000 Active 10 DOM
8. 2026-06-08
   days on market $130,000 Active 9 DOM
9. 2026-06-07
   remarks 510-char remark
10. 2026-06-07
    listed $130,000 Active 8 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,831
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$3,782
• Taxable income: $11,394
• Est. tax owed @ 24.0%: −$2,735
• After-tax cash flow: $10,051/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: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreno Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 45,978
• Household income: $121,425
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 457.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 49% Black 21% White 20% Two or more races 14% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Lithuanian 1% Scottish 1% Slovak 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 59% English-only · Spanish 32% Tagalog/Filipino 3% Other Indo-European 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: ▼ -55.67%
• Current HPI: 364.6628
• Rent YoY: ▲ 2.11%
• 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

+772.5% since first listed

20 events — show timeline

• 2026-05-30 Listed $130,000 CRMLS
• 2026-05-25 Coming Soon $130,000 CRMLS
• 2025-12-19 Listing Removed — CRMLS
• 2025-08-05 Relisted — CRMLS
• 2025-06-28 Listed $127,999 CRMLS
• 2025-06-20 Coming Soon — CRMLS
• 2023-10-13 Sold (MLS) $70,000 CRMLS
• 2023-08-26 Pending — CRMLS
• 2023-08-17 Listed $70,000 CRMLS
• 2015-06-04 Pending — CRMLS
• 2015-06-04 Sold (MLS) $18,500 CRMLS
• 2014-11-18 Listed $18,500 CRMLS
• 2013-12-31 Delisted — CRMLS
• 2013-12-30 Relisted — CRMLS
• 2013-12-20 Delisted — CRMLS
• 2013-12-11 Relisted — CRMLS
• 2013-11-05 Delisted — CRMLS
• 2013-10-31 Relisted — CRMLS
• 2013-08-23 Delisted — CRMLS
• 2013-07-14 Listed $14,900 CRMLS