14890 Perris #17 · Moreno Valley, CA 92553

$65,000

1 bd · 1.0 ba · 804 sqft · Manufactured · 83 Days on market

Built 1962 Poor condition

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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 +7.5/15.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this 1 bed, 1 bath mobile home offering easy, low maintenance living. Perfect for buyers looking for affordability. Located near shopping, dining, and major commuter routes. More pictures coming soon

Key facts

• Built 1962
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 82 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 31% of the median local income ($78k/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 $449 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 + 2.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; 38% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.15% ✓
• Cap rate: 27.84%
• Cash-on-cash: 76.97%
• DSCR: 4.42
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 75.9%
• Equity multiple: 4.40×
• Total profit: $61,968
• Equity at exit: $9,692

10-year hold

• IRR: 79.3%
• Equity multiple: 8.82×
• Total profit: $142,259
• Equity at exit: $5,620

Cash invested: $18,200 (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 92553

• Home prices YoY: -11.8%
• Rents YoY: 2.1%
• Active inventory: 82
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,167

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,212	-5% $1,190	+0% $1,167	+5% $1,145	+10% $1,122
Rent	-10% $1,006	-5% $1,086	+0% $1,167	+5% $1,248	+10% $1,329
Rate	-1.0pp $1,200	-0.5pp $1,184	base $1,167	+0.5pp $1,150	+1.0pp $1,133

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24688 Rugby Ln Moreno Valley, CA	2.0	1.0	687	$1,899	$2.76	44d	1	0.54mi
25335 Alessandro Blvd Moreno Valley, CA	1.0–3.0	1.0–2.0	1009	$2,042	$2.02	0d	23	0.80mi
24276 Sun Valley Rd Moreno Valley, CA	2.0	1.0	756	$2,200	$2.91	25d	1	0.86mi
15048 Elm Ct Unit B Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	44d	1	0.98mi
15092 Elm Ct Unit B Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	25d	1	0.99mi
15025 Elm Ct Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	44d	1	1.01mi
15025 Elm Ct Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	25d	1	1.01mi
14400 Lasselle St Unit D303 Moreno Valley, CA	1.0	1.0	766	$2,095	$2.73	24d	1	1.02mi
14400 Lasselle St Unit M107 Moreno Valley, CA	1.0	1.0	925	$2,100	$2.27	44d	1	1.02mi
15101 Elm Ct Apt A Moreno Valley, CA	2.0	1.0	744	$1,950	$2.62	25d	1	1.02mi
14400 Lasselle St Unit A102 Moreno Valley, CA	1.0	1.0	766	$2,700	$3.52	44d	1	1.03mi
14400 Lasselle St Unit F207 Moreno Valley, CA	1.0	1.0	925	$2,145	$2.32	25d	1	1.03mi
13888 Covey Quail Ln Moreno Valley, CA	2.0	2.0	1088	$1,200	$1.10	44d	1	1.04mi
14890 Lavender Ln Moreno Valley, CA	2.0	1.0	950	$2,000	$2.11	19d	1	1.08mi
24375 Robie Ct Moreno Valley, CA	1.0	1.0	600	$2,000	$3.33	3d	1	1.08mi
13663 Black Elm Ct Moreno Valley, CA	2.0	2.0	1070	$2,350	$2.20	44d	1	1.22mi
15700 Lasselle St Moreno Valley, CA	1.0–3.0	1.0–2.0	944	$2,121	$2.25	0d	31	1.23mi
25850 Iris Ave Unit A Moreno Valley, CA	2.0	2.0	1064	$2,280	$2.14	25d	1	1.25mi
25836 Iris Ave Moreno Valley, CA	2.0	2.0	1064	$2,300	$2.16	6d	1	1.27mi
13747 Vellanto Way Moreno Valley, CA	2.0	2.0	1084	$2,400	$2.21	44d	1	1.27mi
14147 Darwin Dr Moreno Valley, CA	1.0–2.0	1.0–2.0	914	$2,166	$2.37	25d	24	1.28mi
26074 Bay Ave Unit 3 Moreno Valley, CA	2.0	1.0	650	$1,895	$2.92	44d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 83 DOM
2. 2026-06-18
   days on market $65,000 Active 80 DOM
3. 2026-06-17
   days on market $65,000 Active 79 DOM
4. 2026-06-16
   days on market $65,000 Active 78 DOM
5. 2026-06-15
   days on market $65,000 Active 77 DOM
6. 2026-06-13
   days on market $65,000 Active 75 DOM
7. 2026-06-13
   days on market $65,000 Active 74 DOM
8. 2026-06-09
   days on market $65,000 Active 71 DOM
9. 2026-06-08
   days on market $65,000 Active 70 DOM
10. 2026-06-07
    days on market $65,000 Active 69 DOM
11. 2026-06-04
    days on market $65,000 Active 66 DOM
12. 2026-06-03
    days on market $65,000 Active 65 DOM
13. 2026-06-02
    days on market $65,000 Active 64 DOM
14. 2026-06-01
    days on market $65,000 Active 63 DOM
15. 2026-05-31
    days on market $65,000 Active 62 DOM
16. 2026-03-30
    listed $75,000 Active 224-char remark

    Show marketing remark (224 chars)

    Great opportunity to own this 1 bed, 1 bath mobile home offering easy, low maintenance living. Perfect for buyers looking for affordability. Located near shopping, dining, and major commuter routes. More pictures coming soon

17. 2025-04-25
    soldstatus $47,000 Closed Sale 80-char remark

    Show marketing remark (80 chars)

    Great opportunity to own this cozy mobile home, great location and neighborhood!

18. 2025-04-12
    status Pending Sale 80-char remark

    Show marketing remark (80 chars)

    Great opportunity to own this cozy mobile home, great location and neighborhood!

19. 2025-03-07
    price $50,000 80-char remark

    Show marketing remark (80 chars)

    Great opportunity to own this cozy mobile home, great location and neighborhood!

20. 2025-01-31
    listed $75,000 Active 80-char remark

    Show marketing remark (80 chars)

    Great opportunity to own this cozy mobile home, great location and neighborhood!

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,555
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$1,891
• Taxable income: $13,794
• Est. tax owed @ 24.0%: −$3,311
• After-tax cash flow: $10,697/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including exterior siding, flooring, and interior wall repairs. Significant value can be added through these improvements, enhancing both resale and rental potential.

Repairs flagged

• Major Exterior siding — Significant damage and wear
• Major Flooring — Uneven and in poor condition
• Major Interior walls — Paint chipped and peeling
• Major Roof — Cannot confirm condition

Value-add opportunities

• Both Painting and exterior repairs — Enhances curb appeal and value
• Both Flooring replacement — Improves living space and rental appeal
• Both Interior wall repairs — Restores aesthetic and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and wear	Major	$15,000–50,000
Flooring · Uneven and in poor condition	Major	$15,000–50,000
Interior walls · Paint chipped and peeling	Major	$15,000–50,000
Roof · Cannot confirm condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and exterior repairs — Enhances curb appeal and value ↑
• Both Flooring replacement — Improves living space and rental appeal ↑
• Both Interior wall repairs — Restores aesthetic and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreno Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 74,640
• Household income: $78,246
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 3671.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 15% Two or more races 13% White 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 28% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 51% Tagalog/Filipino 2% Other Indo-European 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: ▼ -65.16%
• Current HPI: 486.4402
• Rent YoY: ▲ 2.08%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-03-30 Listed $75,000 CRMLS
• 2025-04-25 Sold (MLS) $47,000 CRMLS
• 2025-04-12 Pending — CRMLS
• 2025-03-07 Price Changed $50,000 CRMLS
• 2025-01-31 Listed $75,000 CRMLS