3700 Buchanan St #164 · Riverside, CA 92503

$149,900

2 bd · 1.0 ba · 1,440 sqft · Manufactured public records · 91 Days on market

Built 1973 $104/sqft · 36% above area Est $110k · 36% 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 +3.4/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET AND DRASTICALLY REDUCED!!! SELLER WILL PAY THE BUYERS 1ST MONTHS SPACE RENT!! This beautifully remodeled 2 bed, 2 bath home in a great 55+ community is a must see. INCLUDES ALL NEW STAINLESS STEEL APPLICANCES INCLUDING A NEW REFRIGERATOR! This home has been completely remodeled and is simply gorgeous! Central air and central heat! 1440 SF of living space plus a large screen room and it is located in a prime location of the park. The home sets adjacent to the pool and Community Clubhouse! The beautiful, large kitchen WITH AN ADD ON SCREEN ROOM and the large master features dual sinks in the bath area. This home even has a new roof!! You must see this one!

Key facts

• Central heat
• Remodeled
• Large screen room

Tags

• REMODELED
• NEW STAINLESS STEEL APPLIANCES
• CENTRAL AIR
• CENTRAL HEAT
• LARGE SCREEN ROOM
• ADJACENT TO THE POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.4%/yr); 196 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 34% of the median local income ($96k/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 $4k 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 + 3.4% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $16k; list at $150k implies a 837% gain — meaningful room to come down on a strong offer.

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 $136,409 (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. Built in 1973 — 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. 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?
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: 1.82% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.98%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $109,982
• List price: $149,900
• Delta: 36.29%
• 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
3700 Buchanan St #132	0.00mi	2/2.0	1,440 (0%)	2mo	$158,000	$110	94
3700 Buchanan St #28	0.00mi	3/2.0 (+1)	1,440 (0%)	4mo	$80,000	$56	88
3700 Buchanan St #108	0.00mi	3/2.0 (+1)	1,456 (+1%)	3mo	$189,900	$130	87
3700 Buchanan St #105	0.00mi	2/2.0	1,344 (-7%)	1mo	$86,000	$64	84
3500 Buchanan St #21	0.27mi	2/2.0	1,440 (0%)	3mo	$87,500	$61	81
3500 Buchanan St #30	0.16mi	3/2.0 (+1)	1,440 (0%)	4mo	$81,095	$56	80
3700 Buchanan St #98	0.00mi	3/2.0 (+1)	1,344 (-7%)	2mo	$120,000	$89	78
3500 Buchanan St #128	0.20mi	2/2.0	1,488 (+3%)	3mo	$72,000	$48	78
3500 Buchanan St #230	0.16mi	2/2.0	1,356 (-6%)	3mo	$173,000	$128	76
3500 Buchanan #73	0.16mi	2/2.0	1,344 (-7%)	2mo	$71,111	$53	76
3500 Buchanan #103	0.16mi	3/2.0 (+1)	1,344 (-7%)	1mo	$139,900	$104	72
3663 Buchanan #112	0.32mi	3/2.0 (+1)	1,344 (-7%)	1mo	$169,000	$126	64

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.15×
• Total profit: $48,111
• Equity at exit: $22,351

10-year hold

• IRR: 35.2%
• Equity multiple: 4.30×
• Total profit: $138,456
• Equity at exit: $12,961

Cash invested: $41,972 (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 92503

• Rents YoY: 3.4%
• Active inventory: 196
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,727 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $1,118

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 54%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2930 Via Milano Outside Area (Inside Ca), CA	1.0	2.0	1007	$2,500	$2.48	43d	1	0.50mi
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	4d	1	0.65mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	43d	1	0.67mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	16d	1	0.67mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	24d	1	0.88mi
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	1d	31	0.88mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	1d	18	1.03mi
11520 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.0	851	$2,634	$3.09	2d	7	1.15mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	43d	1	1.17mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$3,229	$3.17	1d	21	1.20mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	43d	1	1.26mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	1d	17	1.27mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	1d	1	1.32mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	43d	1	1.33mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	4d	1	1.35mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,244	$2.15	2d	26	1.38mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$2,576	$2.72	1d	10	1.45mi
2225 Collett Ave Corona, CA	1.0–3.0	1.0–2.0	1117	$2,997	$2.68	1d	33	1.46mi
2235 Indigo Hills Dr #6 Corona, CA	2.0	2.0	1380	$2,950	$2.14	43d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $149,900 Active 91 DOM
2. 2026-06-17
   days on market $149,900 Active 90 DOM
3. 2026-06-16
   days on market $149,900 Active 89 DOM
4. 2026-06-15
   days on market $149,900 Active 88 DOM
5. 2026-06-13
   days on market $149,900 Active 86 DOM
6. 2026-06-13
   days on market $149,900 Active 85 DOM
7. 2026-06-09
   days on market $149,900 Active 82 DOM
8. 2026-06-08
   days on market $149,900 Active 81 DOM
9. 2026-06-07
   days on market $149,900 Active 80 DOM
10. 2026-06-04
    days on market $149,900 Active 77 DOM
11. 2026-06-03
    days on market $149,900 Active 76 DOM
12. 2026-06-02
    days on market $149,900 Active 75 DOM
13. 2026-06-01
    days on market $149,900 Active 74 DOM
14. 2026-05-31
    days on market $149,900 Active 73 DOM
15. 2026-03-19
    listed $149,900 Active 689-char remark

    Show marketing remark (689 chars)

    BACK ON THE MARKET AND DRASTICALLY REDUCED!!! SELLER WILL PAY THE BUYERS 1ST MONTHS SPACE RENT!! This beautifully remodeled 2 bed, 2 bath home in a great 55+ community is a must see. INCLUDES ALL NEW STAINLESS STEEL APPLICANCES INCLUDING A NEW REFRIGERATOR! This home has been completely remodeled and is simply gorgeous! Central air and central heat! 1440 SF of living space plus a large screen room and it is located in a prime location of the park. The home sets adjacent to the pool and Community Clubhouse! The beautiful, large kitchen WITH AN ADD ON SCREEN ROOM and the large master features dual sinks in the bath area. This home even has a new roof!! You must see this one!

16. 2026-03-18
    historical
17. 2026-03-16
    status Active
18. 2026-03-16
    historical
19. 2025-07-23
    status Active
20. 2025-07-15
    listed $158,000 Active
21. 2025-07-14
    historical
22. 2009-08-25
    soldstatus $16,000 Closed
23. 2009-07-22
    historical
24. 2009-06-02
    listed $19,900

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 17 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: $32,724
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$4,361
• Taxable income: $11,733
• Est. tax owed @ 24.0%: −$2,816
• After-tax cash flow: $10,605/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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 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): 88,395
• Household income: $96,268
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 2337.0

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 61% White 24% Two or more races 15% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 44% English-only · Spanish 45% Other Indo-European 2% Tagalog/Filipino 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: ▼ -414.52%
• Current HPI: 393.407
• Rent YoY: ▲ 3.41%
• 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

+653.3% since first listed

10 events — show timeline

• 2026-03-19 Listed $149,900 CRMLS
• 2026-03-18 Listing Removed — CRMLS
• 2026-03-16 Relisted — CRMLS
• 2026-03-16 Listing Removed — CRMLS
• 2025-07-23 Relisted — CRMLS
• 2025-07-15 Listed $158,000 CRMLS
• 2025-07-14 Coming Soon — CRMLS
• 2009-08-25 Sold (MLS) $16,000 CRMLS
• 2009-07-22 Listing Removed — CRMLS
• 2009-06-02 Listed $19,900 CRMLS

Property tax history

-4.9%/yr

Latest (2025): $178 · +4.3% YoY. Source: county tax records.