655 E Main #62 · San Jacinto, CA 92583

$78,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 95 Days on market

Built 1979 $62/sqft · at area comps Est $80k · at est.

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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
• ARV discount +8.6/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Renovated & Move-In Ready in Caravana Estates! Step into this beautifully rehabbed 2-bedroom, 2-bath home located in the desirable 55+ senior community of Caravana Estates. Every detail has been thoughtfully updated — from the stylish new kitchen with wrap-around counters (a true cook’s delight) to the modern fixtures, new flooring, and fresh finishes throughout. Enjoy a bright and spacious living area with a built-in hutch, ceiling fans, and a fantastic enclosed California Room, perfect for relaxing, entertaining, or extra living space. Both bedrooms are generously sized, and each bathroom has been updated. Located in a prime park location near the dog park, this home combines comfort, convenience, and community. Caravana Estates offers a welcoming senior lifestyle with an active clubhouse featuring coffee & donuts, potlucks, bingo, and more! Just minutes from Soboba Casino, shopping, and dining, and with bank financing available, this home is ready for you to move right in and start enjoying the good life!

Key facts

• Move-in ready
• Renovated
• New kitchen

Tags

• RENOVATED
• MOVE-IN READY
• NEW KITCHEN
• ENCLOSED CALIFORNIA ROOM
• PRIME PARK LOCATION
• ACTIVE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

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 ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 3.8% in San Jacinto — 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 (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/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 $539 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $42k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $78k implies a 225% 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 $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1979 — 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 D-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: 2.44% ✓
• Cap rate: 22.42%
• Cash-on-cash: 57.58%
• DSCR: 3.56
• GRM: 3.4

CMA / ARV

• ARV (median comp): $80,000
• List price: $78,000
• Delta: -2.50%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 E Mead	0.50mi	3/2.0 (+1)	1,426 (+14%)	5mo	$385,000	$270	44

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 3.44×
• Total profit: $53,339
• Equity at exit: $11,630

10-year hold

• IRR: 60.5%
• Equity multiple: 6.92×
• Total profit: $129,272
• Equity at exit: $6,744

Cash invested: $21,840 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$409
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $1,048

Break-even live

Break-even rent $578

Max offer price $78,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,092	-5% $1,070	+0% $1,048	+5% $1,026	+10% $1,004
Rent	-10% $897	-5% $973	+0% $1,048	+5% $1,123	+10% $1,198
Rate	-1.0pp $1,087	-0.5pp $1,068	base $1,048	+0.5pp $1,028	+1.0pp $1,007

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E Main St Unit 08 San Jacinto, CA	2.0	1.0	750	$1,395	$1.86	25d	1	0.09mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	25d	1	0.17mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	44d	1	0.38mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	0.51mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	0.51mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	44d	1	0.53mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	25d	1	0.54mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	0.55mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	0.56mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	25d	1	0.61mi
740 S Jordan Ave Unit 742 San Jacinto, CA	2.0	1.0	800	$1,650	$2.06	44d	1	0.71mi
157 W Washburn Ave San Jacinto, CA	2.0	1.0	850	$1,795	$2.11	44d	1	0.79mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	44d	1	0.81mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	44d	1	0.90mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	44d	1	1.00mi
429 W 6th St San Jacinto, CA	2.0	1.0	864	$1,600	$1.85	3d	1	1.00mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	3d	1	1.22mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	1.22mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	0d	2	1.24mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	25d	1	1.26mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	25d	1	1.29mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	18d	1	1.34mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	0d	1	1.41mi

Listing history 43 events

1. 2026-06-21
   days on market $78,000 Active 95 DOM
2. 2026-06-18
   days on market $78,000 Active 92 DOM
3. 2026-06-17
   days on market $78,000 Active 91 DOM
4. 2026-06-16
   days on market $78,000 Active 90 DOM
5. 2026-06-15
   days on market $78,000 Active 89 DOM
6. 2026-06-13
   days on market $78,000 Active 87 DOM
7. 2026-06-13
   days on market $78,000 Active 86 DOM
8. 2026-06-09
   days on market $78,000 Active 83 DOM
9. 2026-06-08
   days on market $78,000 Active 82 DOM
10. 2026-06-07
    days on market $78,000 Active 81 DOM
11. 2026-06-04
    days on market $78,000 Active 78 DOM
12. 2026-06-03
    days on market $78,000 Active 77 DOM
13. 2026-06-02
    days on market $78,000 Active 76 DOM
14. 2026-06-01
    days on market $78,000 Active 75 DOM
15. 2026-05-31
    days on market $78,000 Active 74 DOM
16. 2026-05-11
    price $78,000 1058-char remark

    Show marketing remark (1058 chars)

    Completely Renovated & Move-In Ready in Caravana Estates! Step into this beautifully rehabbed 2-bedroom, 2-bath home located in the desirable 55+ senior community of Caravana Estates. Every detail has been thoughtfully updated — from the stylish new kitchen with wrap-around counters (a true cook’s delight) to the modern fixtures, new flooring, and fresh finishes throughout. Enjoy a bright and spacious living area with a built-in hutch, ceiling fans, and a fantastic enclosed California Room, perfect for relaxing, entertaining, or extra living space. Both bedrooms are generously sized, and each bathroom has been updated. Located in a prime park location near the dog park, this home combines comfort, convenience, and community. Caravana Estates offers a welcoming senior lifestyle with an active clubhouse featuring coffee & donuts, potlucks, bingo, and more! Just minutes from Soboba Casino, shopping, and dining, and with bank financing available, this home is ready for you to move right in and start enjoying the good life!

17. 2026-04-01
    price $80,000 1058-char remark

    Show marketing remark (1058 chars)

    Completely Renovated & Move-In Ready in Caravana Estates! Step into this beautifully rehabbed 2-bedroom, 2-bath home located in the desirable 55+ senior community of Caravana Estates. Every detail has been thoughtfully updated — from the stylish new kitchen with wrap-around counters (a true cook’s delight) to the modern fixtures, new flooring, and fresh finishes throughout. Enjoy a bright and spacious living area with a built-in hutch, ceiling fans, and a fantastic enclosed California Room, perfect for relaxing, entertaining, or extra living space. Both bedrooms are generously sized, and each bathroom has been updated. Located in a prime park location near the dog park, this home combines comfort, convenience, and community. Caravana Estates offers a welcoming senior lifestyle with an active clubhouse featuring coffee & donuts, potlucks, bingo, and more! Just minutes from Soboba Casino, shopping, and dining, and with bank financing available, this home is ready for you to move right in and start enjoying the good life!

18. 2026-03-27
    price $110,000 1058-char remark

    Show marketing remark (1058 chars)

    Completely Renovated & Move-In Ready in Caravana Estates! Step into this beautifully rehabbed 2-bedroom, 2-bath home located in the desirable 55+ senior community of Caravana Estates. Every detail has been thoughtfully updated — from the stylish new kitchen with wrap-around counters (a true cook’s delight) to the modern fixtures, new flooring, and fresh finishes throughout. Enjoy a bright and spacious living area with a built-in hutch, ceiling fans, and a fantastic enclosed California Room, perfect for relaxing, entertaining, or extra living space. Both bedrooms are generously sized, and each bathroom has been updated. Located in a prime park location near the dog park, this home combines comfort, convenience, and community. Caravana Estates offers a welcoming senior lifestyle with an active clubhouse featuring coffee & donuts, potlucks, bingo, and more! Just minutes from Soboba Casino, shopping, and dining, and with bank financing available, this home is ready for you to move right in and start enjoying the good life!

19. 2026-03-18
    listed $120,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    Completely Renovated & Move-In Ready in Caravana Estates! Step into this beautifully rehabbed 2-bedroom, 2-bath home located in the desirable 55+ senior community of Caravana Estates. Every detail has been thoughtfully updated — from the stylish new kitchen with wrap-around counters (a true cook’s delight) to the modern fixtures, new flooring, and fresh finishes throughout. Enjoy a bright and spacious living area with a built-in hutch, ceiling fans, and a fantastic enclosed California Room, perfect for relaxing, entertaining, or extra living space. Both bedrooms are generously sized, and each bathroom has been updated. Located in a prime park location near the dog park, this home combines comfort, convenience, and community. Caravana Estates offers a welcoming senior lifestyle with an active clubhouse featuring coffee & donuts, potlucks, bingo, and more! Just minutes from Soboba Casino, shopping, and dining, and with bank financing available, this home is ready for you to move right in and start enjoying the good life!

20. 2026-02-16
    historical
21. 2025-10-20
    listed $120,000 Active
22. 2025-08-21
    soldstatus $24,000 Closed Sale
23. 2025-08-04
    status Pending Sale
24. 2025-06-09
    price $36,500
25. 2025-04-28
    price $52,000
26. 2025-03-31
    listed $55,000 Active
27. 2019-04-16
    soldstatus $19,900 Closed Sale
28. 2019-03-29
    status Pending Sale
29. 2019-03-20
    price $19,900
30. 2019-03-07
    price $23,500
31. 2019-02-12
    listed $26,500 Active
32. 2007-08-28
    historical
33. 2007-08-28
    historical
34. 2007-08-27
    soldstatus $27,500 Closed
35. 2007-08-24
    soldstatus $27,500
36. 2007-08-09
    historical
37. 2007-07-03
    listed $39,900
38. 2007-06-25
    listed $39,900
39. 2007-06-12
    historical
40. 2007-04-27
    historical
41. 2007-04-17
    listed $39,900
42. 2007-04-05
    listed $39,900
43. 2007-03-18
    listed $39,900

ⓘ 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: $183 · $15/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$410/yr (+$34/mo · 224.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,856
• − Mortgage interest: −$4,369
• − Property taxes: −$183
• − Insurance: −$390
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$2,269
• Taxable income: $11,989
• Est. tax owed @ 24.0%: −$2,877
• After-tax cash flow: $9,698/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+95.5% since first listed

28 events — show timeline

• 2026-05-11 Price Changed $78,000 CRMLS
• 2026-04-01 Price Changed $80,000 CRMLS
• 2026-03-27 Price Changed $110,000 CRMLS
• 2026-03-18 Listed $120,000 CRMLS
• 2026-02-16 Listing Removed — CRMLS
• 2025-10-20 Listed $120,000 CRMLS
• 2025-08-21 Sold (MLS) $24,000 CRMLS
• 2025-08-04 Pending — CRMLS
• 2025-06-09 Price Changed $36,500 CRMLS
• 2025-04-28 Price Changed $52,000 CRMLS
• 2025-03-31 Listed $55,000 CRMLS
• 2019-04-16 Sold (MLS) $19,900 CRMLS
• 2019-03-29 Pending — CRMLS
• 2019-03-20 Price Changed $19,900 CRMLS
• 2019-03-07 Price Changed $23,500 CRMLS
• 2019-02-12 Listed $26,500 CRMLS
• 2007-08-28 Listing Removed — CRMLS
• 2007-08-28 Listing Removed — CRMLS
• 2007-08-27 Sold (MLS) $27,500 CRMLS
• 2007-08-24 Sold (MLS) $27,500 CRMLS
• 2007-08-09 Listing Removed — CRMLS
• 2007-07-03 Listed $39,900 CRMLS
• 2007-06-25 Listed $39,900 CRMLS
• 2007-06-12 Listing Removed — CRMLS
• 2007-04-27 Listing Removed — CRMLS
• 2007-04-17 Listed $39,900 CRMLS
• 2007-04-05 Listed $39,900 CRMLS
• 2007-03-18 Listed $39,900 CRMLS

Property tax history

+3.0%/yr

Latest (2025): $183 · +7.4% YoY. Source: county tax records.