5803 Mission Blvd · Jurupa Valley, CA 92509

$90,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 67 Days on market

Manufactured home Built 1961 Good condition $87/sqft · 50% below area Est $117k · 23% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.4

Listing remarks MLS

Welcome to this charming mobile home located at 5803 Mission Blvd in Jurupa Valley! Perfectly situated in a central location, this home offers easy access to shopping centers, the Rubidoux Swap Meet, and major freeways including the 60 and 91. Enjoy being just minutes from Downtown Riverside, schools, colleges, and the popular Mt. Rubidoux recreation area. With its convenient location and great surroundings, this home is a wonderful place to start creating unforgettable memories.

Key facts

• Functional kitchen
• Open dining area
• Fenced yard

Tags

• GATED FRONT YARD
• EXTENDED DRIVEWAY PARKING
• LARGE COVERED PATIO
• FUNCTIONAL KITCHEN
• OPEN DINING AREA
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.1% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Riverside Elementary (600 students, 88% FRL); Mission Middle (694 students, 89% FRL); Rubidoux High (1,407 students, 90% FRL) — zoned schools average 89% FRL vs 64% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 233 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 30d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 1.3% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.00% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.56%
• DSCR: 2.89
• GRM: 4.2

CMA / ARV

• ARV (median comp): $117,075
• List price: $90,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5803 Mission Blvd Blvd #74	0.01mi	2/2.0	960 (-8%)	10mo	$118,000	$123	78
3319 Avalon St #101	0.35mi	2/2.0	1,040 (0%)	12mo	$110,000	$106	74
3319 Avalon St #39	0.33mi	3/2.0 (+1)	980 (-6%)	1mo	$179,900	$184	69
3661 Pacific Ave #36	0.63mi	2/2.0	1,040 (0%)	17mo	$92,000	$88	57
6154 Mission Blvd #65	0.66mi	3/2.0 (+1)	900 (-14%)	0mo	$179,900	$200	41

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 2.56×
• Total profit: $39,303
• Equity at exit: $13,419

10-year hold

• IRR: 43.2%
• Equity multiple: 4.79×
• Total profit: $95,459
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $145,000 ($167/sqft)
• Median days on market: 237 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92509

• Rents YoY: 1.3%
• Active inventory: 233
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$38
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $894

Break-even live

Break-even rent $670

Max offer price $90,000

Occupancy floor 45%

Sensitivity live

Price	-10% $945	-5% $919	+0% $894	+5% $868	+10% $843
Rent	-10% $752	-5% $823	+0% $894	+5% $965	+10% $1,036
Rate	-1.0pp $939	-0.5pp $917	base $894	+0.5pp $871	+1.0pp $847

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Mintern St Unit 3701 Riverside, CA	2.0	1.0	875	$1,995	$2.28	93d	1	0.55mi
4184 Pacific Ave Riverside, CA	3.0	2.0	1484	$3,375	$2.27	23d	1	0.61mi
4006 Mennes Ave Unit 4006 Riverside, CA	2.0	1.0	750	$1,495	$1.99	23d	1	0.70mi
4330 Pacific Ave Riverside, CA	3.0	2.0	910	$3,300	$3.63	23d	1	0.72mi
5943 Limonite Ave Unit C Riverside, CA	1.0	1.0	720	$1,600	$2.22	23d	1	0.84mi
5943 Limonite Ave Unit D Riverside, CA	1.0	1.0	700	$1,500	$2.14	29d	1	0.84mi
5286 Odell St Unit C Riverside, CA	2.0	1.0	1000	$2,400	$2.40	93d	1	0.94mi
3825 Crestmore Rd Jurupa Valley, CA	3.0	1.0	1300	$2,095	$1.61	73d	1	1.02mi
3502 Crestmore Rd Unit 1 Riverside, CA	3.0	1.0	1300	$2,095	$1.61	73d	1	1.11mi

Property features AI

Finance

• Financial info: Land lease of $1,100
• HOA & community: Community features include sidewalksLocated in the Riverview park (land lease community)

Exterior

• Parking: Located in Riverview park
• Utilities: Public sewerDistrict/public water
• Home design: Single-story mobile homeMobile home dimensions approximately 12 ft by 56 ftLiving area estimatedEntry level is 1
• Construction: Mobile home remains on siteYear built per public records
• Exterior features: No poolRectangular lot shapeElevation measured in feet

Interior

• Bathrooms: One full bathroom
• Interior features: Entry on Riverview Dr
• Laundry & utility: Laundry area located outside

Listing history 50 events

1. 2026-08-08
   days on market $90,000 Active 67 DOM
2. 2026-08-06
   days on market $90,000 Active 65 DOM
3. 2026-08-05
   days on market $90,000 Active 64 DOM
4. 2026-08-04
   days on market $90,000 Active 63 DOM
5. 2026-08-03
   days on market $90,000 Active 62 DOM
6. 2026-07-31
   days on market $90,000 Active 59 DOM
7. 2026-07-30
   days on market $90,000 Active 58 DOM
8. 2026-07-30
   days on market $90,000 Active 57 DOM
9. 2026-07-28
   days on market $90,000 Active 56 DOM
10. 2026-07-26
    days on market $90,000 Active 54 DOM
11. 2026-07-24
    days on market $90,000 Active 52 DOM
12. 2026-07-23
    days on market $90,000 Active 51 DOM
13. 2026-07-22
    days on market $90,000 Active 50 DOM
14. 2026-07-21
    days on market $90,000 Active 49 DOM
15. 2026-07-20
    days on market $90,000 Active 48 DOM
16. 2026-07-18
    days on market $90,000 Active 46 DOM
17. 2026-07-18
    days on market $90,000 Active 45 DOM
18. 2026-07-16
    days on market $90,000 Active 44 DOM
19. 2026-07-15
    days on market $90,000 Active 43 DOM
20. 2026-07-14
    days on market $90,000 Active 42 DOM
21. 2026-07-13
    days on market $90,000 Active 41 DOM
22. 2026-07-13
    days on market $90,000 Active 40 DOM
23. 2026-07-11
    days on market $90,000 Active 39 DOM
24. 2026-07-10
    days on market $90,000 Active 38 DOM
25. 2026-07-09
    days on market $90,000 Active 37 DOM
26. 2026-07-07
    days on market $90,000 Active 35 DOM
27. 2026-07-06
    days on market $90,000 Active 34 DOM
28. 2026-07-06
    days on market $90,000 Active 33 DOM
29. 2026-07-05
    days on market $90,000 Active 32 DOM
30. 2026-07-03
    days on market $90,000 Active 31 DOM
31. 2026-07-02
    days on market $90,000 Active 30 DOM
32. 2026-07-01
    days on market $90,000 Active 29 DOM
33. 2026-06-30
    days on market $90,000 Active 28 DOM
34. 2026-06-29
    days on market $90,000 Active 27 DOM
35. 2026-06-28
    days on market $90,000 Active 26 DOM
36. 2026-06-27
    days on market $90,000 Active 25 DOM
37. 2026-06-26
    days on market $90,000 Active 24 DOM
38. 2026-06-24
    days on market $90,000 Active 22 DOM
39. 2026-06-22
    days on market $90,000 Active 20 DOM
40. 2026-06-21
    days on market $90,000 Active 19 DOM
41. 2026-06-18
    days on market $90,000 Active 16 DOM
42. 2026-06-17
    days on market $90,000 Active 15 DOM
43. 2026-06-16
    days on market $90,000 Active 14 DOM
44. 2026-06-15
    days on market $90,000 Active 13 DOM
45. 2026-06-13
    days on market $90,000 Active 11 DOM
46. 2026-06-13
    days on market $90,000 Active 10 DOM
47. 2026-06-09
    days on market $90,000 Active 7 DOM
48. 2026-06-08
    days on market $90,000 Active 6 DOM
49. 2026-06-07
    days on market $90,000 Active 5 DOM
50. 2026-06-04
    days on market $90,000 Active 2 DOM

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$445/yr (+$37/mo · 186.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,618
• − Mortgage interest: −$5,041
• − Property taxes: −$239
• − Insurance: −$450
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$2,618
• Taxable income: $9,811
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $8,371/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $5,200–$15,600 screening

This manufactured home is in good condition with a good condition score of 75. It has a good kitchen, bathroom, and exterior. The home is move-in ready and has a good location with easy access to shopping centers and major freeways.

Value-add opportunities

• Resale Painting the exterior siding — A fresh coat of paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary West Riverside Elementary Middle Mission Middle High Rubidoux High

Schools (NCES district)

• District: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

F Composite livability gradescore 49/100

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,664,475 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 1%

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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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Financial info: Land lease of $1,100
• HOA & community: Community features include sidewalksLocated in the Riverview park (land lease community)

Exterior

• Parking: Located in Riverview park
• Utilities: Public sewerDistrict/public water
• Home design: Single-story mobile homeMobile home dimensions approximately 12 ft by 56 ftLiving area estimatedEntry level is 1
• Construction: Mobile home remains on siteYear built per public records
• Exterior features: No poolRectangular lot shapeElevation measured in feet

Interior

• Bathrooms: One full bathroom
• Interior features: Entry on Riverview Dr
• Laundry & utility: Laundry area located outside

Price history

+12.6% since first listed

8 events — show timeline

• 2026-06-02 Listed $90,000 CRMLS
• 2026-01-06 Listed $110,000 CRMLS
• 2020-10-15 Sold (MLS) $75,000 CRMLS
• 2020-10-15 Sold (MLS) $75,000 Greater Lansing AoR
• 2020-09-03 Contingent — CRMLS
• 2020-07-16 Pending — CRMLS
• 2020-06-17 Listed $79,900 CRMLS
• 2020-06-17 Listed $79,900 Greater Lansing AoR

Property tax history

+1.0%/yr

Latest (2025): $239 · +5.4% YoY. Source: county tax records.