38240 Camino Cinife · Murrieta, CA 92563

$299,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 3 Days on market

Built 1972 4,792 sqft lot Est $363k · 18% under $85/mo HOA · 3% of rent

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Golf Knolls, one of Murrieta's most desirable 55+ active adult communities! Situated on a PREMIUM GOLF COURSE VIEW LOT, this charming 2-bedroom, 2-bath manufactured home offers 1,440 square feet of comfortable living space and a lifestyle you'll love. Enjoy peaceful mornings and relaxing evenings overlooking the beautiful golf course from your own backyard w/ covered patio. Golf Knolls offers a true neighborhood atmosphere with a residential feel rather than a traditional mobile home park setting. Residents enjoy an active lifestyle with outstanding amenities, including golf, pool, spa, gym, library, billiard room, card room, meeting rooms, and a vibrant calendar of community act

Key facts

• Golf course view lot
• Covered patio
• 4,792 sq ft lot

Tags

• GOLF COURSE VIEW LOT
• COVERED PATIO
• OUTSTANDING AMENITIES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS

Property features AI

Finance

• Other: No accessory dwelling unit (ADU); No common walls (detached); Total of 1 unit
• HOA & community: Part of Golf Knolls Homeowners Association; Monthly association fee of $85; Association amenities include clubhouse, pool, spa, gym/exercise room, meeting room, card room, billiard room, picnic area, outdoor cooking/barbecue, and pet rules; Senior community

Exterior

• Utilities: Public sewer; District/public water
• Home design: Manufactured house; Single-story; Entry level is the first floor; Has a view
• Construction: Year built source: Assessor
• Exterior features: Situated on a golf course; Community pool

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: All bedrooms on main level (2 bedrooms on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level layout; Front door entry; Great Room
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (2.7% below list).
• Recommended offer: $291k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.0% in Murrieta — 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 68/100 on livability (#279 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: health & safety D+, commute F, cost of living F.
• Murrieta Valley Unified (suburban): math 51% / reading 64% proficiency, ranked #255 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Alta Murrieta Elementary (881 students, 50% FRL); Warm Springs Middle (841 students, 54% FRL); Vista Murrieta High (3,493 students, 46% FRL) — zoned schools average 50% FRL vs 23% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.0%/yr); 242 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $290,899 (2.7% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $362,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38190 Camino Cinife	0.06mi	2/2.0	1,512 (+5%)	2mo	$500,000	$331	87
28925 Calle Alta	0.34mi	2/2.0	1,440 (0%)	2mo	$255,550	$177	83
38212 Via La Colina	0.53mi	2/2.0	1,440 (0%)	1mo	$345,000	$240	75
38195 Via Taffia	0.33mi	2/2.0	1,368 (-5%)	2mo	$345,000	$252	74
38069 Calle De Amor	0.25mi	2/2.0	1,560 (+8%)	3mo	$205,000	$131	72
38171 Via La Colina	0.57mi	2/2.0	1,392 (-3%)	0mo	$138,000	$99	68
29115 Via Princesa	0.41mi	3/2.0 (+1)	1,512 (+5%)	5mo	$499,900	$331	64
38240 Calle Arrebol	0.26mi	2/2.0	1,632 (+13%)	4mo	$292,700	$179	62
38619 Calle De La Siesta	0.59mi	3/2.0 (+1)	1,344 (-7%)	3mo	$390,000	$290	54
28698 Via Princesa	0.53mi	3/2.0 (+1)	1,296 (-10%)	2mo	$278,215	$215	52
37967 Via La Colina	0.73mi	3/2.0 (+1)	1,512 (+5%)	0mo	$439,250	$291	52
38070 Via La Colina	0.63mi	3/2.0 (+1)	1,232 (-14%)	5mo	$379,900	$308	38

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.55×
• Total profit: $-37,917
• Equity at exit: $44,582

10-year hold

• IRR: -7.1%
• Equity multiple: 0.59×
• Total profit: $-34,534
• Equity at exit: $25,852

Cash invested: $83,720 (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 92563

• Home prices YoY: -17.8%
• Rents YoY: 1.0%
• Active inventory: 242
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$125
• HOA: −$85
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $255

Break-even live

Break-even rent $2,587

Max offer price $299,000

Occupancy floor 86%

Sensitivity live

Price	-10% $424	-5% $339	+0% $255	+5% $170	+10% $85
Rent	-10% $25	-5% $140	+0% $255	+5% $370	+10% $484
Rate	-1.0pp $405	-0.5pp $331	base $255	+0.5pp $177	+1.0pp $98

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29677 Woodlands Ave Murrieta, CA	3.0	2.0	1143	$2,700	$2.36	25d	1	0.62mi
29324 Calle Gaviota Murrieta, CA	3.0	3.0	1854	$3,150	$1.70	44d	1	0.65mi
28221 Via Princesa Unit 4 Murrieta, CA	2.0	2.0	1000	$1,950	$1.95	44d	1	0.73mi
39484 Via Montalvo Murrieta, CA	3.0	2.5	1808	$6,500	$3.60	44d	1	0.79mi
38245 Murrieta Hot Springs Rd Murrieta, CA	1.0–3.0	1.0–2.0	1020	$2,828	$2.77	0d	24	0.83mi
28611 Calle del Lago Murrieta, CA	2.0	2.0	900	$1,975	$2.19	25d	1	0.84mi
28611 Calle Del Lago Unit c Murrieta, CA	2.0	1.5	900	$1,975	$2.19	25d	1	0.84mi
39656 Columbia Union Dr Unit C Murrieta, CA	3.0	2.0	1408	$2,925	$2.08	25d	1	0.84mi
39668 Princeton Way Unit C Murrieta, CA	3.0	2.0	1408	$2,900	$2.06	5d	1	0.86mi
26137 Oakcreek Union Dr Unit C Murrieta, CA	3.0	2.0	1408	$2,950	$2.10	0d	1	0.98mi
26133 Williams Way Murrieta, CA	3.0	2.0	1408	$3,100	$2.20	44d	1	1.02mi
26900 Winchester Creek Ave Murrieta, CA	1.0–3.0	1.0–2.0	1315	$2,510	$1.91	44d	1	1.05mi
39875 Alpine Union St Unit B Murrieta, CA	3.0	2.5	1654	$2,795	$1.69	44d	1	1.05mi
39261 Delhaven St Murrieta, CA	1.0–3.0	1.0–2.0	859	$2,694	$3.14	0d	18	1.08mi
39930 Whitewood Rd Murrieta, CA	2.0	2.0	1015	$2,413	$2.38	0d	11	1.11mi
39930 Alpine Union St Murrieta, CA	3.0	2.5	1654	$2,795	$1.69	0d	1	1.12mi
37168 Galileo Ln Murrieta, CA	3.0	2.5	1800	$2,950	$1.64	0d	1	1.34mi
39585 Oak Cliff Dr Temecula, CA	3.0	2.0	1052	$3,100	$2.95	0d	1	1.35mi
40213 Calle Real Unit 40213 Murrieta, CA	3.0	2.5	1427	$2,795	$1.96	5d	1	1.43mi
29890 Tucana Pl Murrieta, CA	3.0	2.5	1738	$2,950	$1.70	0d	1	1.44mi
25295 Shadescale Dr Murrieta, CA	3.0	2.0	1368	$2,950	$2.16	25d	1	1.46mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: poolgym

Listing history 4 events

1. 2026-06-18
   days on market $299,000 Active 3 DOM
2. 2026-06-17
   days on market $299,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $299,000 Active 1 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone D · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,908
• − Mortgage interest: −$16,749
• − Property taxes: −$3,191
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − HOA: −$1,020
• − Depreciation: −$8,698
• Taxable loss: −$1,830
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $3,495/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: Murrieta Valley Unified
• NCES district ID: 0600029
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $78,615
• Composite: 53.42/100
• National rank: #3152
• State rank: #255 of 1400 in CA

Livability — Murrieta

• Score: 68/100
• State rank: #279
• US rank: #9348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrieta, CA
• County: Riverside County · 2,287,001 people
• City population: 145,160
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 80,379
• Household income: $125,397
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 1075.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 32% Two or more races 17% Asian 13% Black 6%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 17% Tagalog/Filipino 5% 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: ▼ -73.79%
• Current HPI: 341.728
• Rent YoY: ▲ 1.01%
• 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

+327.1% since first listed

5 events — show timeline

• 2026-06-15 Listed $299,000 CRMLS
• 2005-10-21 Sold (Public Records) $225,000 Public Records
• 2003-10-16 Sold (Public Records) $157,000 Public Records
• 2001-03-06 Sold (Public Records) $118,000 Public Records
• 1996-10-03 Sold (Public Records) $70,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,191 · +4.8% YoY. Source: county tax records.