5803 Mission Blvd · Jurupa Valley, CA 92509

$90,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 16 Days on market

Built 1961 Est $112k · 20% under

---

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
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

Property features AI

Finance

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

Exterior

• Parking: Located in Riverview park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home dimensions approximately 12 ft by 56 ft; Living area estimated; Entry level is 1
• Construction: Mobile home remains on site; Year built per public records
• Exterior features: No pool; Rectangular lot shape; Elevation measured in feet

Interior

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($16k/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: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 2.9% 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: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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: 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.57% ✓
• Cap rate: 23.64%
• Cash-on-cash: 61.95%
• DSCR: 3.76
• GRM: 3.2

CMA / ARV

• ARV (median comp): $112,483
• List price: $90,000
• Delta: -2.21%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 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%)	9mo	$118,000	$123	79
3319 Avalon St #101	0.35mi	2/2.0	1,040 (0%)	11mo	$110,000	$106	75
3661 Pacific Ave #36	0.63mi	2/2.0	1,040 (0%)	15mo	$92,000	$88	58

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: 59.0%
• Equity multiple: 3.55×
• Total profit: $64,375
• Equity at exit: $13,419

10-year hold

• IRR: 63.2%
• Equity multiple: 6.84×
• Total profit: $147,290
• 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 →

ZIP-level market 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,301

Break-even live

Break-even rent $670

Max offer price $90,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,352	-5% $1,326	+0% $1,301	+5% $1,275	+10% $1,250
Rent	-10% $1,118	-5% $1,209	+0% $1,301	+5% $1,392	+10% $1,484
Rate	-1.0pp $1,346	-0.5pp $1,324	base $1,301	+0.5pp $1,278	+1.0pp $1,254

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
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	1	0.55mi
4330 Pacific Ave Jurupa Valley, CA	3.0	2.0	910	$3,300	$3.63	0d	1	0.72mi
5943 Limonite Ave Unit C Jurupa Valley, CA	1.0	1.0	720	$1,750	$2.43	44d	1	0.84mi
5943 Limonite Ave Unit D Riverside, CA	1.0	1.0	700	$1,650	$2.36	25d	1	0.84mi
5286 Odell St Unit C Riverside, CA	2.0	1.0	1000	$2,400	$2.40	44d	1	0.94mi
3825 Crestmore Rd Jurupa Valley, CA	3.0	1.0	1300	$2,095	$1.61	25d	1	1.02mi
3502 Crestmore Rd Unit 1 Riverside, CA	3.0	1.0	1300	$2,095	$1.61	25d	1	1.11mi

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 16 DOM
2. 2026-06-17
   days on market $90,000 Active 15 DOM
3. 2026-06-16
   days on market $90,000 Active 14 DOM
4. 2026-06-15
   days on market $90,000 Active 13 DOM
5. 2026-06-13
   days on market $90,000 Active 11 DOM
6. 2026-06-13
   days on market $90,000 Active 10 DOM
7. 2026-06-09
   days on market $90,000 Active 7 DOM
8. 2026-06-08
   days on market $90,000 Active 6 DOM
9. 2026-06-07
   days on market $90,000 Active 5 DOM
10. 2026-06-04
    days on market $90,000 Active 2 DOM
11. 2026-06-02
    remarks 693-char remark
12. 2026-06-02
    pricedays on marketlisting id $90,000 Active 1 DOM
13. 2026-06-01
    days on market $110,000 Active 146 DOM
14. 2026-05-31
    days on market $110,000 Active 145 DOM
15. 2026-01-06
    listed $110,000 Active 484-char remark

    Show marketing remark (484 chars)

    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.

16. 2020-10-15
    soldstatus $75,000 Closed Sale 579-char remark

    Show marketing remark (579 chars)

    GREAT MOBILE IN A FAMILY PARK FEATURES 3BEDROOMS AND 2 FULL BATHS BY ASSESSORS ORIGINALLY BUT SELLER HAS KNOCKED DOWN A WALL TO MAKE LIVING ROOM BIGGER BUT CAN BE PUT UP AGAIN TO MAKE 3 ROOMS STILL HAS CLOSET THERE. MASTER BEDROOM HAS A NICE LARGE JACUZZI STYLE TUB MOBILE HAS LAMINATE FLOORING AND NICE PAINT INSIDE AND OUT VERY CLEAN AND MAINTAINED HAS CENTRAL HEAT AND WINDOW COOLING AND PROVIDES PORCH AND BALCONY AND SMALL AREA FOR YOUR BBQS AND OFFERS PARKING CARPORT FOR 3 CARS AND ALSO A BONUS PARKING SPOT ACROSS STREET WITH SP# ON IT/ NICE PARK WITH LOW RENT SPACE.

17. 2020-09-03
    historical Active Under Contract 579-char remark

    Show marketing remark (579 chars)

    GREAT MOBILE IN A FAMILY PARK FEATURES 3BEDROOMS AND 2 FULL BATHS BY ASSESSORS ORIGINALLY BUT SELLER HAS KNOCKED DOWN A WALL TO MAKE LIVING ROOM BIGGER BUT CAN BE PUT UP AGAIN TO MAKE 3 ROOMS STILL HAS CLOSET THERE. MASTER BEDROOM HAS A NICE LARGE JACUZZI STYLE TUB MOBILE HAS LAMINATE FLOORING AND NICE PAINT INSIDE AND OUT VERY CLEAN AND MAINTAINED HAS CENTRAL HEAT AND WINDOW COOLING AND PROVIDES PORCH AND BALCONY AND SMALL AREA FOR YOUR BBQS AND OFFERS PARKING CARPORT FOR 3 CARS AND ALSO A BONUS PARKING SPOT ACROSS STREET WITH SP# ON IT/ NICE PARK WITH LOW RENT SPACE.

18. 2020-07-16
    status Pending Sale 579-char remark

    Show marketing remark (579 chars)

    GREAT MOBILE IN A FAMILY PARK FEATURES 3BEDROOMS AND 2 FULL BATHS BY ASSESSORS ORIGINALLY BUT SELLER HAS KNOCKED DOWN A WALL TO MAKE LIVING ROOM BIGGER BUT CAN BE PUT UP AGAIN TO MAKE 3 ROOMS STILL HAS CLOSET THERE. MASTER BEDROOM HAS A NICE LARGE JACUZZI STYLE TUB MOBILE HAS LAMINATE FLOORING AND NICE PAINT INSIDE AND OUT VERY CLEAN AND MAINTAINED HAS CENTRAL HEAT AND WINDOW COOLING AND PROVIDES PORCH AND BALCONY AND SMALL AREA FOR YOUR BBQS AND OFFERS PARKING CARPORT FOR 3 CARS AND ALSO A BONUS PARKING SPOT ACROSS STREET WITH SP# ON IT/ NICE PARK WITH LOW RENT SPACE.

19. 2020-06-17
    listed $79,900 Active 579-char remark

    Show marketing remark (579 chars)

    GREAT MOBILE IN A FAMILY PARK FEATURES 3BEDROOMS AND 2 FULL BATHS BY ASSESSORS ORIGINALLY BUT SELLER HAS KNOCKED DOWN A WALL TO MAKE LIVING ROOM BIGGER BUT CAN BE PUT UP AGAIN TO MAKE 3 ROOMS STILL HAS CLOSET THERE. MASTER BEDROOM HAS A NICE LARGE JACUZZI STYLE TUB MOBILE HAS LAMINATE FLOORING AND NICE PAINT INSIDE AND OUT VERY CLEAN AND MAINTAINED HAS CENTRAL HEAT AND WINDOW COOLING AND PROVIDES PORCH AND BALCONY AND SMALL AREA FOR YOUR BBQS AND OFFERS PARKING CARPORT FOR 3 CARS AND ALSO A BONUS PARKING SPOT ACROSS STREET WITH SP# ON IT/ NICE PARK WITH LOW RENT SPACE.

ⓘ 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 8/10 Severe
• 🌡 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: $27,801
• − Mortgage interest: −$5,041
• − Property taxes: −$239
• − Insurance: −$450
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$2,618
• Taxable income: $15,005
• Est. tax owed @ 24.0%: −$3,601
• After-tax cash flow: $12,010/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: 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

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 · 2,287,001 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: 1694.0

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: 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%

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

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

+12.6% since first listed

6 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
• 2020-09-03 Contingent — CRMLS
• 2020-07-16 Pending — CRMLS
• 2020-06-17 Listed $79,900 CRMLS

Property tax history

+1.0%/yr

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