777 S Temescal #69 · Corona, CA 92879

$175,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 11 Days on market

Built 1999 $149/sqft · 7% above area Est $164k · 7% over

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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
• Schools +5.1/10.0
• ARV discount +4.5/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Community pool
• Built 1999
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

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 ($3k rent vs $175k).
• Cap rate 14.1% vs local median 2.9% in Corona — 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 (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 85 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($92k/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 $5k 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 + 2.8% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 21y 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 $148k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.80%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $164,054
• List price: $175,000
• Delta: 0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
777 S Temescal St #78	0.00mi	3/2.0	1,248 (+6%)	17mo	$175,000	$140	76
3900 S Temescal St #17	0.29mi	3/2.0	1,176 (0%)	20mo	$179,000	$152	70
13381 Magnolia Ave #153	0.67mi	2/2.0 (-1)	1,152 (-2%)	18mo	$140,000	$122	45
13381 Magnolia Ave #76	0.67mi	2/2.0 (-1)	1,152 (-2%)	22mo	$153,000	$133	42
13381 Magnolia Ave #121	0.67mi	3/2.0	1,344 (+14%)	9mo	$138,000	$103	37
13381 Magnolia Ave #127	0.67mi	3/2.0	1,344 (+14%)	12mo	$105,000	$78	35
13381 Magnolia Ave #172	0.67mi	2/2.0 (-1)	1,344 (+14%)	8mo	$130,000	$97	33

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.88×
• Total profit: $43,292
• Equity at exit: $26,093

10-year hold

• IRR: 29.6%
• Equity multiple: 3.62×
• Total profit: $128,167
• Equity at exit: $15,131

Cash invested: $49,000 (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 92879

• Rents YoY: 2.8%
• Active inventory: 85
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $1,135

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 57%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3721 N Byron St Unit 3731 Corona, CA	2.0	1.0	925	$2,150	$2.32	5d	1	0.27mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	4d	1	0.50mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	43d	1	0.63mi
451 Wellesley Dr Corona, CA	1.0–3.0	1.0–3.0	1038	$3,667	$3.53	1d	15	0.98mi
501 Roosevelt St Corona, CA	3.0	2.0	1272	$3,350	$2.63	11d	1	1.05mi
2225 Collett Ave Corona, CA	1.0–3.0	1.0–2.0	1117	$3,640	$3.26	1d	33	1.06mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	43d	1	1.11mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	16d	1	1.11mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$3,090	$3.27	1d	10	1.32mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	1d	18	1.39mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	1d	17	1.42mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,998	$2.87	2d	26	1.42mi
1171 Baywood Dr Corona, CA	1.0–2.0	1.0–2.0	756	$2,716	$3.59	2d	18	1.46mi

Listing history 36 events

1. 2026-06-18
   days on market $175,000 Active 11 DOM
2. 2026-06-17
   days on market $175,000 Active 10 DOM
3. 2026-06-16
   days on market $175,000 Active 9 DOM
4. 2026-06-15
   days on market $175,000 Active 8 DOM
5. 2026-06-13
   days on market $175,000 Active 6 DOM
6. 2026-06-13
   days on market $175,000 Active 5 DOM
7. 2026-06-09
   days on market $175,000 Active 2 DOM
8. 2026-06-08
   pricedays on marketlisting id $175,000 Active 1 DOM
9. 2026-05-31
   days on market $165,000 Active 200 DOM
10. 2026-05-04
    price $165,000
11. 2025-11-28
    price $175,000
12. 2025-11-12
    listed $180,000 Active
13. 2025-10-20
    historical
14. 2025-04-17
    price $180,000
15. 2025-04-07
    listed $170,000 Active
16. 2022-12-30
    soldstatus $148,000 Closed Sale
17. 2022-11-17
    historical
18. 2022-11-17
    listed $149,000
19. 2017-11-08
    status Active
20. 2017-11-01
    status Active
21. 2017-11-01
    historical Hold Do Not Show
22. 2017-10-02
    historical Hold Do Not Show
23. 2017-10-01
    status Active
24. 2017-09-10
    historical
25. 2017-08-01
    status Active
26. 2017-08-01
    historical Hold Do Not Show
27. 2017-07-07
    historical Hold Do Not Show
28. 2017-07-06
    status Active
29. 2017-07-05
    historical Hold Do Not Show
30. 2017-07-03
    status Active
31. 2017-07-02
    historical Hold Do Not Show
32. 2017-06-18
    listed $39,000 Active
33. 2005-06-12
    historical
34. 2005-06-01
    historical
35. 2005-01-22
    listed $65,000
36. 2005-01-22
    listed $65,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,611
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$5,091
• Taxable income: $11,520
• Est. tax owed @ 24.0%: −$2,765
• After-tax cash flow: $10,856/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 49,317
• Household income: $92,229
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2058.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 13% Asian 13% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 2% Romanian 1% Armenian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Tagalog/Filipino 2% Other Indo-European 2%

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: ▼ -395.32%
• Current HPI: 380.3129
• Rent YoY: ▲ 2.77%
• 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

+153.8% since first listed

27 events — show timeline

• 2026-05-04 Price Changed $165,000 CRMLS
• 2025-11-28 Price Changed $175,000 CRMLS
• 2025-11-12 Listed $180,000 CRMLS
• 2025-10-20 Listing Removed — CRMLS
• 2025-04-17 Price Changed $180,000 CRMLS
• 2025-04-07 Listed $170,000 CRMLS
• 2022-12-30 Sold (MLS) $148,000 CRMLS
• 2022-11-17 Listed $149,000 CRMLS
• 2022-11-17 Listing Removed — CRMLS
• 2017-11-08 Relisted — CRMLS
• 2017-11-01 Relisted — CRMLS
• 2017-11-01 Delisted — CRMLS
• 2017-10-02 Delisted — CRMLS
• 2017-10-01 Relisted — CRMLS
• 2017-09-10 Listing Removed — CRMLS
• 2017-08-01 Relisted — CRMLS
• 2017-08-01 Delisted — CRMLS
• 2017-07-07 Delisted — CRMLS
• 2017-07-06 Relisted — CRMLS
• 2017-07-05 Delisted — CRMLS
• 2017-07-03 Relisted — CRMLS
• 2017-07-02 Delisted — CRMLS
• 2017-06-18 Listed $39,000 CRMLS
• 2005-06-12 Listing Removed — CRMLS
• 2005-06-01 Listing Removed — CRMLS
• 2005-01-22 Listed $65,000 CRMLS
• 2005-01-22 Listed $65,000 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $346 · +3.9% YoY. Source: county tax records.