138 Sir Damas Dr · Riverside, CA 92507

$185,000

3 bd · 2.0 ba · 1,416 sqft · Manufactured · 216 Days on market

Built 2005 Good condition $131/sqft · 12% above area Est $165k · 12% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home located in the heart of Riverside, CA! There are TWO large living areas, you're greeted by a large living room as soon as you walk in; followed by a separate large T. V room! This inviting property offers the perfect blend of comfort, affordability, and convenience — ideal for first-time buyers, growing families, or anyone seeking a low-maintenance lifestyle. Step inside to find a spacious open floor plan filled with natural light. The large living area flows seamlessly — perfect for casual dining or entertaining guests. Enjoy the private outdoor space, ideal for relaxing on warm Riverside evenings or hosting weekend BBQs. The home also includes covered parking, laundry hookups, and central heating and air conditioning for year-round comfort. Located near shopping centers, schools, parks, and freeway access, this home combines peaceful community living with urban convenience

Key facts

• Covered parking
• Large living areas
• Laundry hookups

Tags

• LARGE LIVING AREAS
• PRIVATE OUTDOOR SPACE
• COVERED PARKING
• LAUNDRY HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 159 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 41% of the median local income ($75k/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 + 0.5% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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. 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?
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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $165,000
• List price: $185,000
• Delta: 12.12%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Sir Gawaine	0.00mi	4/2.0 (+1)	1,499 (+6%)	6mo	$165,000	$110	80
1560 Massachussetts Ave #94	0.21mi	3/2.0	1,300 (-8%)	0mo	$185,000	$142	77
1560 Massachusetts Ave #138	0.16mi	3/2.0	1,440 (+2%)	20mo	$179,900	$125	73
2595 Atlanta Ave #19	0.10mi	3/2.0	1,344 (-5%)	24mo	$190,000	$141	67
79 Round Table Dr	0.28mi	2/2.0 (-1)	1,344 (-5%)	16mo	$110,000	$82	60
98 Sir Galahad Dr	0.28mi	3/2.0	1,248 (-12%)	13mo	$159,900	$128	57
2 Round Table Dr	0.24mi	2/2.0 (-1)	1,224 (-14%)	19mo	$121,000	$99	46

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $11,919
• Equity at exit: $27,584

10-year hold

• IRR: 13.1%
• Equity multiple: 1.93×
• Total profit: $48,090
• Equity at exit: $15,995

Cash invested: $51,800 (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 92507

• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $755

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 66%

Sensitivity live

Price	-10% $883	-5% $819	+0% $755	+5% $691	+10% $627
Rent	-10% $552	-5% $654	+0% $755	+5% $857	+10% $959
Rate	-1.0pp $848	-0.5pp $802	base $755	+0.5pp $707	+1.0pp $659

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,030	$2.23	3d	1	0.21mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	45d	1	0.32mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	3d	1	0.39mi
2442 Iowa Ave Riverside, CA	2.0	1.0–1.5	743	$2,551	$3.43	0d	17	0.48mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	45d	7	0.54mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	3d	7	0.59mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	4d	1	0.66mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	0d	5	0.68mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	45d	1	0.70mi
1011 Minerva Ct Riverside, CA	4.0	2.0	1320	$3,000	$2.27	45d	1	0.80mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	25d	1	0.80mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	13d	1	0.80mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$1,380	$1.65	45d	1	0.83mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$3,045	$2.82	0d	4	0.85mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,260	$3.01	0d	11	0.96mi
1400 University Ave Unit D404 Riverside, CA	4.0	4.0	1100	$999	$0.91	45d	1	1.01mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	11d	1	1.01mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	45d	1	1.02mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	45d	1	1.03mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	19d	1	1.05mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	45d	1	1.05mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	45d	1	1.06mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	45d	1	1.06mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,950	$2.84	13d	1	1.11mi
1151 Clark St Riverside, CA	4.0	2.0	1248	$2,800	$2.24	45d	1	1.16mi
3647 Elliotta Dr Riverside, CA	2.0	2.0	1050	$2,895	$2.76	45d	1	1.16mi
3745 Strong St Riverside, CA	1.0–2.0	1.0	782	$1,995	$2.55	5d	2	1.23mi
3452 Mulberry St Unit 2 Riverside, CA	2.0	1.0	927	$1,795	$1.94	45d	1	1.24mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	5d	1	1.28mi
3050 Mission Inn Ave Riverside, CA	2.0	1.0–2.0	700	$2,675	$3.82	5d	10	1.32mi
3451 5th St Riverside, CA	3.0	2.0	1700	$3,250	$1.91	6d	1	1.34mi
3451 5th St Unit 3451 Riverside, CA	3.0	2.0	1700	$3,295	$1.94	6d	1	1.34mi
3845 Strong St Riverside, CA	3.0	2.0	1032	$2,800	$2.71	45d	1	1.36mi
3250 Market St Riverside, CA	1.0–3.0	1.0–2.5	1244	$3,645	$2.93	0d	1	1.39mi

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 216 DOM
2. 2026-06-18
   days on market $185,000 Active 213 DOM
3. 2026-06-17
   days on market $185,000 Active 212 DOM
4. 2026-06-16
   days on market $185,000 Active 211 DOM
5. 2026-06-15
   days on market $185,000 Active 210 DOM
6. 2026-06-13
   days on market $185,000 Active 208 DOM
7. 2026-06-13
   days on market $185,000 Active 207 DOM
8. 2026-06-09
   days on market $185,000 Active 204 DOM
9. 2026-06-08
   days on market $185,000 Active 203 DOM
10. 2026-06-07
    days on market $185,000 Active 202 DOM
11. 2026-06-04
    days on market $185,000 Active 199 DOM
12. 2026-06-03
    days on market $185,000 Active 198 DOM
13. 2026-06-02
    days on market $185,000 Active 197 DOM
14. 2026-06-01
    days on market $185,000 Active 196 DOM
15. 2026-05-31
    days on market $185,000 Active 195 DOM
16. 2025-11-17
    listed $185,000 Active 973-char remark

    Show marketing remark (973 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home located in the heart of Riverside, CA! There are TWO large living areas, you're greeted by a large living room as soon as you walk in; followed by a separate large T. V room! This inviting property offers the perfect blend of comfort, affordability, and convenience — ideal for first-time buyers, growing families, or anyone seeking a low-maintenance lifestyle. Step inside to find a spacious open floor plan filled with natural light. The large living area flows seamlessly — perfect for casual dining or entertaining guests. Enjoy the private outdoor space, ideal for relaxing on warm Riverside evenings or hosting weekend BBQs. The home also includes covered parking, laundry hookups, and central heating and air conditioning for year-round comfort. Located near shopping centers, schools, parks, and freeway access, this home combines peaceful community living with urban convenience

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,892
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$5,382
• Taxable income: $6,505
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $7,502/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Riverside, CA offers a good starting point for a cosmetic renovation, with updates to the kitchen and bathroom, fresh paint, and landscaping to significantly increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — dated and could be updated
• Moderate roof — visible wear

Value-add opportunities

• Both update kitchen cabinets — modernizes and increases appeal
• Both update bathroom fixtures — modernizes and increases appeal
• Both paint interior walls — freshens up and increases appeal
• Both landscape — enhances curb appeal and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be updated	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both update kitchen cabinets — modernizes and increases appeal ↑
• Both update bathroom fixtures — modernizes and increases appeal ↑
• Both paint interior walls — freshens up and increases appeal ↑
• Both landscape — enhances curb appeal and increases value ↑

ⓘ 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: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 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): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3590.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Lithuanian 1% Ukrainian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• 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

• 2025-11-17 Listed $185,000 CRMLS