21100 State #317 · San Jacinto, CA 92583

$112,500

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 91 Days on market

Built 2018 $81/sqft · 50% above area Est $75k · 50% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Lake, Mobil Home Community is know as the best in San Jacinto. * Leased Solar 16 panels. The 3 bedroom, one bedroom is use as a den/office. other 2 bedroom. It has an amazing open floor plan features a large kitchen appliances. include kitchen appliances, with an enormous breakfast bar and ample storage. Oak-aged linoleum flooring dining room. A generously sized master bedroom. This home is landscaped with an irrigation system. You will like the oversized driveway, and two storage sheds/workshops, and a fairly good size backyard for your BBQ and pets. Friendly and quiet community.

Key facts

• Irrigation system
• Oversized driveway
• Ample storage

Tags

• LEASED SOLAR 16 PANELS
• LARGE KITCHEN APPLIANCES
• ENORMOUS BREAKFAST BAR
• AMPLE STORAGE
• IRRIGATION SYSTEM
• OVERSIZED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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); 159 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% 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 $778 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 + 2.6% 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 91 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $72k; list at $112k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,375 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.98% ✓
• Cap rate: 17.37%
• Cash-on-cash: 39.54%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (median comp): $75,000
• List price: $112,500
• Delta: 50.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 State St #217	0.00mi	2/2.0 (-1)	1,440 (+3%)	0mo	$75,000	$52	89
21100 State St #68	0.00mi	2/2.0 (-1)	1,440 (+3%)	2mo	$35,000	$24	88
21100 State St #373	0.00mi	3/2.0	1,469 (+6%)	5mo	$93,000	$63	86
21100 State St #353	0.00mi	3/2.0	1,440 (+3%)	10mo	$105,150	$73	86
21100 State St Unit 217A	0.00mi	2/2.0 (-1)	1,344 (-3%)	7mo	$65,000	$48	83
21100 State St #7	0.00mi	3/2.0	1,536 (+10%)	1mo	$99,888	$65	82
21100 State St #310	0.00mi	2/2.0 (-1)	1,424 (+2%)	12mo	$109,000	$77	81
21100 State St #66	0.25mi	2/2.0 (-1)	1,400 (+1%)	6mo	$79,900	$57	78
21100 State St #251	0.00mi	3/2.0	1,248 (-10%)	7mo	$60,000	$48	77
21100 State St #233	0.00mi	2/2.0 (-1)	1,280 (-8%)	8mo	$45,000	$35	75
21100 State St #330	0.25mi	3/2.0	1,200 (-14%)	3mo	$52,000	$43	63
21100 State St #324	0.00mi	2/2.0 (-1)	1,196 (-14%)	14mo	$128,000	$107	60

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: 35.4%
• Equity multiple: 2.49×
• Total profit: $47,010
• Equity at exit: $16,774

10-year hold

• IRR: 42.0%
• Equity multiple: 4.89×
• Total profit: $122,518
• Equity at exit: $9,727

Cash invested: $31,500 (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: 159
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$590
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,038

Break-even live

Break-even rent $913

Max offer price $112,500

Occupancy floor 48%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1397 Bushy Tail Trl San Jacinto, CA	2.0	2.0	937	$1,795	$1.92	44d	1	0.54mi
1344 Sierra Seneca Dr San Jacinto, CA	2.0	2.0	1100	$2,000	$1.82	5d	1	0.60mi
1318 Bushy Tail Trl San Jacinto, CA	2.0	2.0	1040	$1,750	$1.68	24d	1	0.62mi
1311 Heritage Ranch Rd San Jacinto, CA	2.0	1.5	900	$1,750	$1.94	44d	1	0.78mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	3d	1	1.46mi

Listing history 26 events

1. 2026-06-13
   days on market $112,500 Active 91 DOM
2. 2026-06-13
   days on market $112,500 Active 90 DOM
3. 2026-06-09
   days on market $112,500 Active 87 DOM
4. 2026-06-08
   days on market $112,500 Active 86 DOM
5. 2026-06-07
   days on market $112,500 Active 85 DOM
6. 2026-06-04
   days on market $112,500 Active 82 DOM
7. 2026-06-03
   days on market $112,500 Active 81 DOM
8. 2026-06-02
   days on market $112,500 Active 80 DOM
9. 2026-06-01
   days on market $112,500 Active 79 DOM
10. 2026-05-31
    days on market $112,500 Active 78 DOM
11. 2026-03-13
    historical

    Show marketing remark (598 chars)

    Country Lake, Mobil Home Community is know as the best in San Jacinto. * Leased Solar 16 panels. The 3 bedroom, one bedroom is use as a den/office. other 2 bedroom. It has an amazing open floor plan features a large kitchen appliances. include kitchen appliances, with an enormous breakfast bar and ample storage. Oak-aged linoleum flooring dining room. A generously sized master bedroom. This home is landscaped with an irrigation system. You will like the oversized driveway, and two storage sheds/workshops, and a fairly good size backyard for your BBQ and pets. Friendly and quiet community.

12. 2026-03-13
    listed $112,500 Active 598-char remark

    Show marketing remark (598 chars)

    Country Lake, Mobil Home Community is know as the best in San Jacinto. * Leased Solar 16 panels. The 3 bedroom, one bedroom is use as a den/office. other 2 bedroom. It has an amazing open floor plan features a large kitchen appliances. include kitchen appliances, with an enormous breakfast bar and ample storage. Oak-aged linoleum flooring dining room. A generously sized master bedroom. This home is landscaped with an irrigation system. You will like the oversized driveway, and two storage sheds/workshops, and a fairly good size backyard for your BBQ and pets. Friendly and quiet community.

13. 2026-01-30
    price $115,500
14. 2026-01-22
    price $116,500
15. 2025-12-04
    price $118,500
16. 2025-11-05
    price $124,900
17. 2025-10-07
    price $128,900
18. 2025-09-11
    listed $135,500 Active
19. 2024-12-31
    historical
20. 2024-11-06
    price $129,000
21. 2024-10-09
    price $130,000
22. 2024-06-10
    price $132,500
23. 2024-05-02
    listed $138,995 Active
24. 2019-10-21
    soldstatus $72,000 Closed Sale
25. 2019-09-04
    status Pending Sale
26. 2019-06-24
    listed $84,000 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 8 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,728
• − Mortgage interest: −$6,302
• − Property taxes: −$1,017
• − Insurance: −$562
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$3,273
• Taxable income: $11,298
• Est. tax owed @ 24.0%: −$2,711
• After-tax cash flow: $9,745/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

• 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

+33.9% since first listed

16 events — show timeline

• 2026-03-13 Listed $112,500 CRMLS
• 2026-03-13 Listing Removed — CRMLS
• 2026-01-30 Price Changed $115,500 CRMLS
• 2026-01-22 Price Changed $116,500 CRMLS
• 2025-12-04 Price Changed $118,500 CRMLS
• 2025-11-05 Price Changed $124,900 CRMLS
• 2025-10-07 Price Changed $128,900 CRMLS
• 2025-09-11 Listed $135,500 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-11-06 Price Changed $129,000 CRMLS
• 2024-10-09 Price Changed $130,000 CRMLS
• 2024-06-10 Price Changed $132,500 CRMLS
• 2024-05-02 Listed $138,995 CRMLS
• 2019-10-21 Sold (MLS) $72,000 CRMLS
• 2019-09-04 Pending — CRMLS
• 2019-06-24 Listed $84,000 CRMLS

Property tax history

+0.7%/yr

Latest (2025): $1,017 · +6.6% YoY. Source: county tax records.