3319 AVALON St #78 · Jurupa Valley, CA 92509

$130,000

2 bd · 1.0 ba · 826 sqft · Manufactured · 381 Days on market

Built 1963 Good condition $157/sqft · 20% above area Est $108k · 20% over

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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 +30.0/30.0
• 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
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location. MOVE IN READY. PERFECT STARTER HOME OR RETIREMENT LIVING. 2 LARGE BEDROOMS, 1 VERY SPACIOUS BATHROOM AND AN INDOOR LAUNDRY ROOM. LARGE LIVING ROOOM AND SPACIOUS OPEN KITCHEN WITH DINNING AREA. EACH BEDROOM HAS BIG CLOSET. NEWLY REMODELED INTERIOR AND EXTERIOR. YARD WILL HAVE ARTIFICIAL GRASS. LOTS OF PARKING FOR UPTO 4 CARS. ALL FLOORS, NEW KITCHEN, NEWLY REMODELED BATHROOM, NEW DRYWALL, NEW PAINT, NEW LIGHTING. CLOSE TO SCHOOLS AND SHOPPING. 60 FREEWAY 2 MINUTE DRIVE. LOTS OF RESTAURANTS CLOSE BY. LOCATED ON A CORNER LOT WITH IT'S OWN FENCED YARD. 5 CAR PARKING WITH CARPORT. CLOSE TO PARK ENTRANCE FOR EASY EXIT.

Key facts

• New drywall
• New plumbing
• New kitchen

Tags

• NEW ELECTRICAL
• NEW PLUMBING
• NEW KITCHEN
• NEW BATHROOM
• NEW DRYWALL
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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: Ina Arbuckle Elementary (405 students, 95% FRL); Mission Middle (694 students, 89% FRL); Rubidoux High (1,407 students, 90% FRL) — zoned schools average 91% FRL vs 64% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 201 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.59% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.35%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $108,318
• List price: $130,000
• Delta: 20.02%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5803 Mission #80	0.35mi	2/2.0	880 (+6%)	21mo	$125,000	$142	51

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: 15.7%
• Equity multiple: 1.62×
• Total profit: $22,541
• Equity at exit: $19,383

10-year hold

• IRR: 23.1%
• Equity multiple: 2.83×
• Total profit: $66,582
• Equity at exit: $11,240

Cash invested: $36,400 (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: 201
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $739

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 59%

Sensitivity live

Price	-10% $828	-5% $783	+0% $739	+5% $694	+10% $649
Rent	-10% $575	-5% $657	+0% $739	+5% $820	+10% $902
Rate	-1.0pp $804	-0.5pp $772	base $739	+0.5pp $705	+1.0pp $671

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: $32,500
• Closing costs: $3,900
• 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	45d	1	0.45mi
3587 Wallace St Apt 3 Riverside, CA	1.0	1.0	600	$1,550	$2.58	45d	1	0.60mi
5748 Tilton Ave Unit TA107 Riverside, CA	1.0	1.0	550	$1,400	$2.55	4d	1	0.65mi
5748 Tilton Ave Unit TA108 Riverside, CA	1.0	1.0	550	$1,400	$2.55	7d	1	0.65mi
5618 Tilton Ave Riverside, CA	1.0	1.0	526	$1,555	$2.96	45d	1	0.68mi
5286 Odell St Unit C Riverside, CA	2.0	1.0	1000	$2,400	$2.40	45d	1	0.80mi
4330 Pacific Ave Jurupa Valley, CA	3.0	2.0	910	$3,300	$3.63	0d	1	1.04mi
5943 Limonite Ave Unit C Jurupa Valley, CA	1.0	1.0	720	$1,750	$2.43	45d	1	1.15mi
5943 Limonite Ave Unit D Riverside, CA	1.0	1.0	700	$1,650	$2.36	26d	1	1.15mi

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 381 DOM
2. 2026-06-18
   days on market $130,000 Active 378 DOM
3. 2026-06-17
   days on market $130,000 Active 377 DOM
4. 2026-06-16
   days on market $130,000 Active 376 DOM
5. 2026-06-15
   days on market $130,000 Active 375 DOM
6. 2026-06-13
   days on market $130,000 Active 373 DOM
7. 2026-06-13
   days on market $130,000 Active 372 DOM
8. 2026-06-09
   days on market $130,000 Active 369 DOM
9. 2026-06-08
   days on market $130,000 Active 368 DOM
10. 2026-06-07
    pricedays on market $130,000 Active 367 DOM
11. 2026-06-04
    days on market $145,000 Active 364 DOM
12. 2026-06-03
    days on market $145,000 Active 363 DOM
13. 2026-06-02
    days on market $145,000 Active 362 DOM
14. 2026-06-01
    days on market $145,000 Active 361 DOM
15. 2026-05-31
    days on market $145,000 Active 360 DOM
16. 2026-03-28
    price $145,000 651-char remark

    Show marketing remark (651 chars)

    Location, Location, Location. MOVE IN READY. PERFECT STARTER HOME OR RETIREMENT LIVING. 2 LARGE BEDROOMS, 1 VERY SPACIOUS BATHROOM AND AN INDOOR LAUNDRY ROOM. LARGE LIVING ROOOM AND SPACIOUS OPEN KITCHEN WITH DINNING AREA. EACH BEDROOM HAS BIG CLOSET. NEWLY REMODELED INTERIOR AND EXTERIOR. YARD WILL HAVE ARTIFICIAL GRASS. LOTS OF PARKING FOR UPTO 4 CARS. ALL FLOORS, NEW KITCHEN, NEWLY REMODELED BATHROOM, NEW DRYWALL, NEW PAINT, NEW LIGHTING. CLOSE TO SCHOOLS AND SHOPPING. 60 FREEWAY 2 MINUTE DRIVE. LOTS OF RESTAURANTS CLOSE BY. LOCATED ON A CORNER LOT WITH IT'S OWN FENCED YARD. 5 CAR PARKING WITH CARPORT. CLOSE TO PARK ENTRANCE FOR EASY EXIT.

17. 2025-12-31
    price $150,000 651-char remark

    Show marketing remark (651 chars)

    Location, Location, Location. MOVE IN READY. PERFECT STARTER HOME OR RETIREMENT LIVING. 2 LARGE BEDROOMS, 1 VERY SPACIOUS BATHROOM AND AN INDOOR LAUNDRY ROOM. LARGE LIVING ROOOM AND SPACIOUS OPEN KITCHEN WITH DINNING AREA. EACH BEDROOM HAS BIG CLOSET. NEWLY REMODELED INTERIOR AND EXTERIOR. YARD WILL HAVE ARTIFICIAL GRASS. LOTS OF PARKING FOR UPTO 4 CARS. ALL FLOORS, NEW KITCHEN, NEWLY REMODELED BATHROOM, NEW DRYWALL, NEW PAINT, NEW LIGHTING. CLOSE TO SCHOOLS AND SHOPPING. 60 FREEWAY 2 MINUTE DRIVE. LOTS OF RESTAURANTS CLOSE BY. LOCATED ON A CORNER LOT WITH IT'S OWN FENCED YARD. 5 CAR PARKING WITH CARPORT. CLOSE TO PARK ENTRANCE FOR EASY EXIT.

18. 2025-06-05
    listed $135,000 Active 651-char remark

    Show marketing remark (651 chars)

    Location, Location, Location. MOVE IN READY. PERFECT STARTER HOME OR RETIREMENT LIVING. 2 LARGE BEDROOMS, 1 VERY SPACIOUS BATHROOM AND AN INDOOR LAUNDRY ROOM. LARGE LIVING ROOOM AND SPACIOUS OPEN KITCHEN WITH DINNING AREA. EACH BEDROOM HAS BIG CLOSET. NEWLY REMODELED INTERIOR AND EXTERIOR. YARD WILL HAVE ARTIFICIAL GRASS. LOTS OF PARKING FOR UPTO 4 CARS. ALL FLOORS, NEW KITCHEN, NEWLY REMODELED BATHROOM, NEW DRYWALL, NEW PAINT, NEW LIGHTING. CLOSE TO SCHOOLS AND SHOPPING. 60 FREEWAY 2 MINUTE DRIVE. LOTS OF RESTAURANTS CLOSE BY. LOCATED ON A CORNER LOT WITH IT'S OWN FENCED YARD. 5 CAR PARKING WITH CARPORT. CLOSE TO PARK ENTRANCE FOR EASY EXIT.

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 18 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: $24,865
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$3,782
• Taxable income: $7,223
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $7,129/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with updated interiors and a well-maintained exterior. Low-maintenance landscaping and fresh paint can further enhance its value.

Value-add opportunities

• Both landscaping — low-maintenance artificial grass improves curb appeal and reduces maintenance
• Both exterior paint — fresh exterior paint enhances curb appeal and value
• Both interior paint — fresh interior paint enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — low-maintenance artificial grass improves curb appeal and reduces maintenance ↑
• Both exterior paint — fresh exterior paint enhances curb appeal and value ↑
• Both interior paint — fresh interior paint enhances curb appeal and 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: 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

+7.4% since first listed

3 events — show timeline

• 2026-03-28 Price Changed $145,000 CRMLS
• 2025-12-31 Price Changed $150,000 CRMLS
• 2025-06-05 Listed $135,000 CRMLS