655 E Main St #9 · San Jacinto, CA 92583

$49,900

2 bd · 2.0 ba · 900 sqft · Manufactured public records · 108 Days on market

Built 1969 $55/sqft · at area comps Est $52k · at est. ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Caravana Estates – Space 9, a beautifully renovated mobile home nestled within the desirable Caravana Estates, a peaceful 55+ community in the heart of San Jacinto. Step inside to discover a bright, refreshed interior featuring thoughtful upgrades throughout. The recent renovation brings a clean, modern feel while maintaining a warm and comfortable atmosphere, creating a truly move-in-ready home. From the updated finishes to the inviting living spaces, this home offers the perfect blend of style, comfort, and affordability. Residents of Caravana Estates enjoy a relaxed community lifestyle with convenient access to nearby shopping, dining, medical services, and everyday essentials throughout San Jacinto. The community also features amenities designed for leisure and connection, including a sparkling pool—perfect for cooling off and enjoying sunny Southern California days. Whether you're looking to downsize, simplify, or embrace a low-maintenance lifestyle, this charming home presents a wonderful opportunity to enjoy comfortable living in a welcoming community. Don’t miss your chance to own this turn-key gem in Caravana Estates—schedule your private showing today and experience its charm firsthand.

Key facts

• Updated finishes
• Convenient access
• Parking

Tags

• RENOVATED MOBILE HOME
• UPDATED FINISHES
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.6% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/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 $345 of loan paydown is wiped out by about $1k 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 + 2.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe 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 $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.62% ✓
• Cap rate: 33.56%
• Cash-on-cash: 97.40%
• DSCR: 5.33
• GRM: 2.3

CMA / ARV

• ARV (median comp): $52,290
• List price: $49,900
• Delta: -4.57%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 Main #31	0.00mi	2/2.0	960 (+7%)	11mo	$65,000	$68	80
655 E Main St #36	0.00mi	2/2.0	800 (-11%)	22mo	$40,000	$50	64
655 E Main St #29	0.00mi	3/2.0 (+1)	1,012 (+12%)	21mo	$116,000	$115	57
455 E 7th St #24	0.44mi	2/1.0	800 (-11%)	3mo	$48,000	$60	55

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 97.9%
• Equity multiple: 5.54×
• Total profit: $63,429
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 11.40×
• Total profit: $145,341
• Equity at exit: $4,314

Cash invested: $13,972 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$262
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $1,134

Break-even live

Break-even rent $369

Max offer price $49,900

Occupancy floor 32%

Sensitivity live

Price	-10% $1,162	-5% $1,148	+0% $1,134	+5% $1,120	+10% $1,046
Rent	-10% $991	-5% $1,063	+0% $1,134	+5% $1,205	+10% $1,277
Rate	-1.0pp $1,159	-0.5pp $1,147	base $1,134	+0.5pp $1,121	+1.0pp $1,108

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E Main St Unit 08 San Jacinto, CA	2.0	1.0	750	$1,395	$1.86	25d	1	0.09mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	25d	1	0.17mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	0.51mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	0.51mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	0.53mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	25d	1	0.54mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	0.55mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	0.56mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	0.61mi
740 S Jordan Ave Unit 742 San Jacinto, CA	2.0	1.0	800	$1,650	$2.06	45d	1	0.71mi
320 S Pico Ave San Jacinto, CA	2.0	1.0	650	$1,500	$2.31	45d	1	0.77mi
157 W Washburn Ave San Jacinto, CA	2.0	1.0	850	$1,795	$2.11	45d	1	0.79mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	45d	1	0.81mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	45d	1	0.90mi
429 W 6th St San Jacinto, CA	2.0	1.0	864	$1,600	$1.85	4d	1	1.00mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	1.22mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	0d	2	1.24mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	25d	1	1.26mi

Listing history 20 events

1. 2026-06-21
   days on market $49,900 Active 108 DOM
2. 2026-06-18
   days on market $49,900 Active 105 DOM
3. 2026-06-17
   days on market $49,900 Active 104 DOM
4. 2026-06-16
   days on market $49,900 Active 103 DOM
5. 2026-06-15
   days on market $49,900 Active 102 DOM
6. 2026-06-13
   days on market $49,900 Active 100 DOM
7. 2026-06-13
   days on market $49,900 Active 99 DOM
8. 2026-06-09
   days on market $49,900 Active 96 DOM
9. 2026-06-08
   days on market $49,900 Active 95 DOM
10. 2026-06-07
    days on market $49,900 Active 94 DOM
11. 2026-06-04
    days on market $49,900 Active 91 DOM
12. 2026-06-03
    days on market $49,900 Active 90 DOM
13. 2026-06-02
    days on market $49,900 Active 89 DOM
14. 2026-06-01
    days on market $49,900 Active 88 DOM
15. 2026-05-31
    days on market $49,900 Active 87 DOM
16. 2026-03-05
    listed $49,900 Active 1250-char remark

    Show marketing remark (1250 chars)

    Welcome to Caravana Estates – Space 9, a beautifully renovated mobile home nestled within the desirable Caravana Estates, a peaceful 55+ community in the heart of San Jacinto. Step inside to discover a bright, refreshed interior featuring thoughtful upgrades throughout. The recent renovation brings a clean, modern feel while maintaining a warm and comfortable atmosphere, creating a truly move-in-ready home. From the updated finishes to the inviting living spaces, this home offers the perfect blend of style, comfort, and affordability. Residents of Caravana Estates enjoy a relaxed community lifestyle with convenient access to nearby shopping, dining, medical services, and everyday essentials throughout San Jacinto. The community also features amenities designed for leisure and connection, including a sparkling pool—perfect for cooling off and enjoying sunny Southern California days. Whether you're looking to downsize, simplify, or embrace a low-maintenance lifestyle, this charming home presents a wonderful opportunity to enjoy comfortable living in a welcoming community. Don’t miss your chance to own this turn-key gem in Caravana Estates—schedule your private showing today and experience its charm firsthand.

17. 2024-08-22
    historical
18. 2024-06-19
    status Active
19. 2024-04-30
    historical Active Under Contract
20. 2024-03-26
    listed $64,900 Active

ⓘ 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: $105 · $9/mo
• Projected year-2 tax: $379 · $32/mo
• Expected delta: +$274/yr (+$23/mo · 261.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,649
• − Mortgage interest: −$2,795
• − Property taxes: −$105
• − Insurance: −$250
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$1,452
• Taxable income: $13,584
• Est. tax owed @ 24.0%: −$3,260
• After-tax cash flow: $10,348/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

-23.1% since first listed

5 events — show timeline

• 2026-03-05 Listed $49,900 CRMLS
• 2024-08-22 Listing Removed — CRMLS
• 2024-06-19 Relisted — CRMLS
• 2024-04-30 Contingent — CRMLS
• 2024-03-26 Listed $64,900 CRMLS

Property tax history

-0.4%/yr

Latest (2025): $105 · +6.4% YoY. Source: county tax records.