9240 Limonite Ave · Jurupa Valley, CA 92509

$1,545,000

None bd · None ba · 4,368 sqft · MultiFamily · 342 Days on market

Built 1981 Good condition 0.41 ac lot ↓ 3% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Commercial/ Retail Office for sale in the beautiful City of Jurupa Valley! This Commercial building can be repurposed and is currently used as an office building for an existing business. Currently the building has approximately 11 total rooms and 2 bathrooms including front desk location with lobby and office floor. Also including Breakroom / Kitchen, Conference Room, Game Room and plenty of storage! The location can be repurposed as a Restuarant or Retail location! Minutes from highways, shopping and dining locations. This is a great opportunity to own a great location with big visibility and major street. We will see you there!

Key facts

• Breakroom kitchen
• Plenty of storage
• Conference room

Tags

• FRONT DESK LOCATION
• BREAKROOM KITCHEN
• CONFERENCE ROOM
• GAME ROOM
• PLENTY OF STORAGE
• GREAT VISIBILITY

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.54M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.54M).
• Recommended offer: $1.36M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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: Pedley Elementary (math 10% / reading 10%, grade F, #1,511 of 1,571 statewide, top 98%, 739 students, 74% FRL); Mira Loma Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 694 students, 87% FRL); Jurupa Valley High (1,716 students, 82% FRL) — zoned schools average 81% FRL vs 64% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 32% district-wide (-14 pts) — the specific schools serving this property underperform the Jurupa Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 201 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $17,475/mo this rent would consume 220% of the median local household income ($95k/yr) (locally 1694% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $46k 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.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,359,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-80,087
• Equity at exit: $230,365

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $71,961
• Equity at exit: $133,583

Cash invested: $432,600 (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: 201
• Price-to-rent: 81.0×

Monthly cashflow live

• Estimated rent: $17,475 medium
• Mortgage (P&I): −$8,102
• Tax est. 1.5%: −$1,931 /mo · $23,175/yr
• Insurance: −$644
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,670
• Net cashflow: $3,128

Break-even live

Break-even rent $13,515

Max offer price $1,545,000

Occupancy floor 77%

Sensitivity live

Price	-10% $4,196	-5% $3,662	+0% $3,128	+5% $2,594	+10% $2,060
Rent	-10% $1,748	-5% $2,438	+0% $3,128	+5% $3,818	+10% $4,509
Rate	-1.0pp $3,906	-0.5pp $3,521	base $3,128	+0.5pp $2,728	+1.0pp $2,320

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 11× units	0	0	$17,479
Total (11 units)			$17,475

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: $386,250
• Closing costs: $46,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $1,545,000 Active 342 DOM
2. 2026-06-18
   days on market $1,545,000 Active 339 DOM
3. 2026-06-17
   days on market $1,545,000 Active 338 DOM
4. 2026-06-16
   days on market $1,545,000 Active 337 DOM
5. 2026-06-15
   days on market $1,545,000 Active 336 DOM
6. 2026-06-13
   days on market $1,545,000 Active 334 DOM
7. 2026-06-13
   days on market $1,545,000 Active 333 DOM
8. 2026-06-09
   days on market $1,545,000 Active 330 DOM
9. 2026-06-08
   days on market $1,545,000 Active 329 DOM
10. 2026-06-07
    days on market $1,545,000 Active 328 DOM
11. 2026-06-04
    days on market $1,545,000 Active 325 DOM
12. 2026-06-03
    days on market $1,545,000 Active 324 DOM
13. 2026-06-02
    days on market $1,545,000 Active 323 DOM
14. 2026-06-01
    days on market $1,545,000 Active 322 DOM
15. 2026-05-31
    days on market $1,545,000 Active 321 DOM
16. 2025-12-10
    price $1,545,000 638-char remark

    Show marketing remark (638 chars)

    Commercial/ Retail Office for sale in the beautiful City of Jurupa Valley! This Commercial building can be repurposed and is currently used as an office building for an existing business. Currently the building has approximately 11 total rooms and 2 bathrooms including front desk location with lobby and office floor. Also including Breakroom / Kitchen, Conference Room, Game Room and plenty of storage! The location can be repurposed as a Restuarant or Retail location! Minutes from highways, shopping and dining locations. This is a great opportunity to own a great location with big visibility and major street. We will see you there!

17. 2025-11-03
    price $1,550,000 638-char remark

    Show marketing remark (638 chars)

    Commercial/ Retail Office for sale in the beautiful City of Jurupa Valley! This Commercial building can be repurposed and is currently used as an office building for an existing business. Currently the building has approximately 11 total rooms and 2 bathrooms including front desk location with lobby and office floor. Also including Breakroom / Kitchen, Conference Room, Game Room and plenty of storage! The location can be repurposed as a Restuarant or Retail location! Minutes from highways, shopping and dining locations. This is a great opportunity to own a great location with big visibility and major street. We will see you there!

18. 2025-07-14
    listed $1,600,000 Active 638-char remark

    Show marketing remark (638 chars)

    Commercial/ Retail Office for sale in the beautiful City of Jurupa Valley! This Commercial building can be repurposed and is currently used as an office building for an existing business. Currently the building has approximately 11 total rooms and 2 bathrooms including front desk location with lobby and office floor. Also including Breakroom / Kitchen, Conference Room, Game Room and plenty of storage! The location can be repurposed as a Restuarant or Retail location! Minutes from highways, shopping and dining locations. This is a great opportunity to own a great location with big visibility and major street. We will see you there!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $209,700
• − Mortgage interest: −$86,544
• − Property taxes: −$23,175
• − Insurance: −$7,725
• − Repairs & maintenance: −$16,776
• − Management: −$16,776
• − Depreciation: −$44,945
• Taxable income: $13,759
• Est. tax owed @ 24.0%: −$3,302
• After-tax cash flow: $34,235/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 · 13 photos

Good 75/100 Cosmetic rehab

A well-maintained multi-family commercial property with good curb appeal and interior condition, ready for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Deep clean carpets — Improves rental appeal and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Deep clean carpets — Improves rental appeal and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.4% since first listed

3 events — show timeline

• 2025-12-10 Price Changed $1,545,000 CRMLS
• 2025-11-03 Price Changed $1,550,000 CRMLS
• 2025-07-14 Listed $1,600,000 CRMLS