27601 Sun City #303 · Menifee, CA 92586

$237,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 97 Days on market

Built 2024 $165/sqft · 84% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The newest home in the entire park! Take advantage of the rare opportunity to own a practically brand-new 2024 manufactured home in the desirable 55+ Sun City Mobile Home Estates community. Skip the wait, construction timeline, and installation process as this beautiful home is already set up and ready for you to move in and enjoy. This single-story 3 bedroom, 2 bathroom home offers approximately 1,440 sq ft of thoughtfully designed living space with a bright, open floor plan. The spacious living and dining areas feature recessed lighting, ceiling fans, and a cozy electric fireplace, creating a comfortable space for relaxing or entertaining. The modern kitchen offers stylish cabinetry, a full appliance layout, large island with pendant lighting, and plenty of storage, making everyday living both functional and enjoyable. The primary suite includes a walk-in closet and a private attached bathroom. The two guest bedrooms are located near the hallway bath and also features their own walk-in closets, providing excellent storage for guests, hobbies, or office space. The home also includes a convenient interior laundry area. Step outside to the covered front porch, perfect for morning coffee or relaxing evenings. Additional features include covered carport parking and a detached storage shed for added convenience. Because this home was built in 2024, you’ll enjoy new systems, modern fixtures, and updated finishes throughout—giving you the feel of new construction without the hassle. Residents of Sun City Mobile Home Estates enjoy community amenities including a pool, spa, and dog park. The location is ideal, just minutes from shopping and dining along Newport Road, and easy access to the I-215 freeway. Be sure to explore the video tour and property website for additional photos and a full walkthrough.

Key facts

• Parking
• Community pool
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $237k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $237k).
• Recommended offer: $216k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.6% in Menifee — 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 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: schools D+, health & safety D+, amenities D.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 196 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,590/mo this rent would consume 54% of the median local household income ($58k/yr) (locally 1163% 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 $2k of loan paydown is wiped out by about $7k 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 + 6.1% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $237k implies a 930% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,670 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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: 1.09% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $128,996
• List price: $237,000
• Delta: 83.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27601 Sun City Blvd #251	0.21mi	2/2.0 (-1)	1,440 (0%)	2mo	$169,000	$117	83
27601 Sun City Blvd #306	0.13mi	3/2.0	1,320 (-8%)	0mo	$173,000	$131	80
27601 Sun City Blvd #65	0.32mi	2/2.0 (-1)	1,440 (0%)	1mo	$115,000	$80	79
27601 Sun City Blvd #94	0.32mi	2/2.0 (-1)	1,488 (+3%)	0mo	$115,000	$77	74
27250 Murrieta #120	0.72mi	2/2.0 (-1)	1,440 (0%)	1mo	$200,000	$139	61
27250 Murrieta Rd #109	0.72mi	2/2.0 (-1)	1,440 (0%)	1mo	$170,600	$118	61
27250 Murrieta #217	0.72mi	3/2.0	1,488 (+3%)	2mo	$215,000	$144	59
27250 Murrieta #126	0.65mi	3/2.0	1,568 (+9%)	0mo	$225,000	$143	55
27250 Murrieta Rd #359	0.72mi	2/2.0 (-1)	1,320 (-8%)	1mo	$55,000	$42	47
27250 Murrieta #85	0.72mi	2/2.0 (-1)	1,570 (+9%)	0mo	$145,000	$92	46
27250 Murrieta Rd #332	0.72mi	2/2.0 (-1)	1,570 (+9%)	2mo	$160,000	$102	45
27250 Murrieta Rd #216	0.72mi	2/2.0 (-1)	1,296 (-10%)	2mo	$110,000	$85	43

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $5,424
• Equity at exit: $35,337

10-year hold

• IRR: 14.3%
• Equity multiple: 2.31×
• Total profit: $86,709
• Equity at exit: $20,491

Cash invested: $66,360 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 196
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $558

Break-even live

Break-even rent $1,883

Max offer price $237,000

Occupancy floor 73%

Sensitivity live

Price	-10% $692	-5% $625	+0% $558	+5% $491	+10% $424
Rent	-10% $354	-5% $456	+0% $558	+5% $661	+10% $763
Rate	-1.0pp $678	-0.5pp $619	base $558	+0.5pp $497	+1.0pp $434

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	0d	1	0.52mi
28244 Encanto Dr Menifee, CA	2.0	2.0	900	$2,300	$2.56	0d	1	0.68mi
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	0d	1	0.69mi
28082 Bavaria Dr Menifee, CA	2.0	2.0	1065	$2,250	$2.11	0d	1	0.70mi
28301 Encanto Dr Unit 10 Menifee, CA	2.0	2.0	900	$2,200	$2.44	18d	1	0.72mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	0d	1	0.76mi
28301 Encanto Dr Menifee, CA	2.0	1.0–2.0	873	$2,025	$2.32	0d	5	0.80mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	25d	1	0.80mi
27588 Via Real Menifee, CA	4.0	3.0	1830	$3,195	$1.75	18d	1	0.80mi
28230 Avenida Francesca Menifee, CA	2.0	2.0	1116	$2,250	$2.02	0d	1	0.84mi
28377 Encanto Dr Menifee, CA	1.0–3.0	1.0–2.0	815	$2,425	$2.98	0d	7	0.91mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	2d	1	0.97mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	0d	1	0.98mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	11d	1	1.06mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	0d	1	1.13mi
27757 Aspel Rd Menifee, CA	1.0–2.0	1.0–2.0	1026	$2,822	$2.75	0d	17	1.16mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	2d	1	1.18mi
28323 Murrieta Rd Menifee, CA	2.0	2.0	1098	$2,350	$2.14	21d	1	1.19mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	11d	1	1.24mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	23d	1	1.26mi
27450 Tyrrhenian Dr Menifee, CA	3.0	2.0	1557	$3,000	$1.93	6d	1	1.33mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	16d	1	1.38mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	23d	1	1.41mi
28880 Amersfoot Way Menifee, CA	2.0	2.0	1386	$2,400	$1.73	0d	1	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $237,000 Active 97 DOM
2. 2026-06-18
   days on market $237,000 Active 94 DOM
3. 2026-06-17
   days on market $237,000 Active 93 DOM
4. 2026-06-16
   days on market $237,000 Active 92 DOM
5. 2026-06-15
   days on market $237,000 Active 91 DOM
6. 2026-06-13
   days on market $237,000 Active 89 DOM
7. 2026-06-09
   days on market $237,000 Active 85 DOM
8. 2026-06-08
   days on market $237,000 Active 84 DOM
9. 2026-06-07
   days on market $237,000 Active 83 DOM
10. 2026-06-04
    days on market $237,000 Active 80 DOM
11. 2026-06-03
    days on market $237,000 Active 79 DOM
12. 2026-06-02
    days on market $237,000 Active 78 DOM
13. 2026-06-01
    days on market $237,000 Active 77 DOM
14. 2026-05-31
    days on market $237,000 Active 76 DOM
15. 2026-05-14
    price $237,000 1838-char remark

    Show marketing remark (1838 chars)

    The newest home in the entire park! Take advantage of the rare opportunity to own a practically brand-new 2024 manufactured home in the desirable 55+ Sun City Mobile Home Estates community. Skip the wait, construction timeline, and installation process as this beautiful home is already set up and ready for you to move in and enjoy. This single-story 3 bedroom, 2 bathroom home offers approximately 1,440 sq ft of thoughtfully designed living space with a bright, open floor plan. The spacious living and dining areas feature recessed lighting, ceiling fans, and a cozy electric fireplace, creating a comfortable space for relaxing or entertaining. The modern kitchen offers stylish cabinetry, a full appliance layout, large island with pendant lighting, and plenty of storage, making everyday living both functional and enjoyable. The primary suite includes a walk-in closet and a private attached bathroom. The two guest bedrooms are located near the hallway bath and also features their own walk-in closets, providing excellent storage for guests, hobbies, or office space. The home also includes a convenient interior laundry area. Step outside to the covered front porch, perfect for morning coffee or relaxing evenings. Additional features include covered carport parking and a detached storage shed for added convenience. Because this home was built in 2024, you’ll enjoy new systems, modern fixtures, and updated finishes throughout—giving you the feel of new construction without the hassle. Residents of Sun City Mobile Home Estates enjoy community amenities including a pool, spa, and dog park. The location is ideal, just minutes from shopping and dining along Newport Road, and easy access to the I-215 freeway. Be sure to explore the video tour and property website for additional photos and a full walkthrough.

16. 2026-03-16
    listed $250,000 Active 1838-char remark

    Show marketing remark (1838 chars)

    The newest home in the entire park! Take advantage of the rare opportunity to own a practically brand-new 2024 manufactured home in the desirable 55+ Sun City Mobile Home Estates community. Skip the wait, construction timeline, and installation process as this beautiful home is already set up and ready for you to move in and enjoy. This single-story 3 bedroom, 2 bathroom home offers approximately 1,440 sq ft of thoughtfully designed living space with a bright, open floor plan. The spacious living and dining areas feature recessed lighting, ceiling fans, and a cozy electric fireplace, creating a comfortable space for relaxing or entertaining. The modern kitchen offers stylish cabinetry, a full appliance layout, large island with pendant lighting, and plenty of storage, making everyday living both functional and enjoyable. The primary suite includes a walk-in closet and a private attached bathroom. The two guest bedrooms are located near the hallway bath and also features their own walk-in closets, providing excellent storage for guests, hobbies, or office space. The home also includes a convenient interior laundry area. Step outside to the covered front porch, perfect for morning coffee or relaxing evenings. Additional features include covered carport parking and a detached storage shed for added convenience. Because this home was built in 2024, you’ll enjoy new systems, modern fixtures, and updated finishes throughout—giving you the feel of new construction without the hassle. Residents of Sun City Mobile Home Estates enjoy community amenities including a pool, spa, and dog park. The location is ideal, just minutes from shopping and dining along Newport Road, and easy access to the I-215 freeway. Be sure to explore the video tour and property website for additional photos and a full walkthrough.

17. 2026-03-03
    historical $250,000 1838-char remark

    Show marketing remark (1838 chars)

    The newest home in the entire park! Take advantage of the rare opportunity to own a practically brand-new 2024 manufactured home in the desirable 55+ Sun City Mobile Home Estates community. Skip the wait, construction timeline, and installation process as this beautiful home is already set up and ready for you to move in and enjoy. This single-story 3 bedroom, 2 bathroom home offers approximately 1,440 sq ft of thoughtfully designed living space with a bright, open floor plan. The spacious living and dining areas feature recessed lighting, ceiling fans, and a cozy electric fireplace, creating a comfortable space for relaxing or entertaining. The modern kitchen offers stylish cabinetry, a full appliance layout, large island with pendant lighting, and plenty of storage, making everyday living both functional and enjoyable. The primary suite includes a walk-in closet and a private attached bathroom. The two guest bedrooms are located near the hallway bath and also features their own walk-in closets, providing excellent storage for guests, hobbies, or office space. The home also includes a convenient interior laundry area. Step outside to the covered front porch, perfect for morning coffee or relaxing evenings. Additional features include covered carport parking and a detached storage shed for added convenience. Because this home was built in 2024, you’ll enjoy new systems, modern fixtures, and updated finishes throughout—giving you the feel of new construction without the hassle. Residents of Sun City Mobile Home Estates enjoy community amenities including a pool, spa, and dog park. The location is ideal, just minutes from shopping and dining along Newport Road, and easy access to the I-215 freeway. Be sure to explore the video tour and property website for additional photos and a full walkthrough.

18. 2011-04-14
    historical Hold
19. 2011-03-10
    price $10,000
20. 2011-03-10
    listed $8,000 Active
21. 2010-08-13
    historical
22. 2010-03-23
    status Active
23. 2010-02-02
    status Pending
24. 2009-10-05
    status
25. 2009-08-23
    historical
26. 2009-08-14
    listed $16,500 Active
27. 2007-01-23
    soldstatus $23,000
28. 2006-12-23
    listed $27,500
29. 2004-12-31
    historical
30. 2004-08-31
    listed $23,500

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$51/yr (+$4/mo · 2.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,074
• − Mortgage interest: −$13,276
• − Property taxes: −$1,751
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$6,895
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $5,980/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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 1% 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

+908.5% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $237,000 CRMLS
• 2026-03-16 Listed $250,000 CRMLS
• 2026-03-03 Coming Soon $250,000 CRMLS
• 2011-04-14 Delisted — CRMLS
• 2011-03-10 Price Changed $10,000 CRMLS
• 2011-03-10 Listed $8,000 CRMLS
• 2010-08-13 Listing Removed — CRMLS
• 2010-03-23 Relisted — CRMLS
• 2010-02-02 Pending — CRMLS
• 2009-10-05 Relisted — CRMLS
• 2009-08-23 Listing Removed — CRMLS
• 2009-08-14 Listed $16,500 CRMLS
• 2007-01-23 Sold (MLS) $23,000 CRMLS
• 2006-12-23 Listed $27,500 CRMLS
• 2004-12-31 Listing Removed — CRMLS
• 2004-08-31 Listed $23,500 CRMLS