27250 Murrieta Rd #347 · Menifee, CA 92586

$175,000

3 bd · 2.0 ba · 1,833 sqft · Manufactured · 27 Days on market

Built 1988 Fair condition Est $202k · 13% under

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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
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

DIAMOND IN THE ROUGH!!! Located in a desirable 55+ community, this spacious triple-section manufactured home sits on a fantastic corner location with great curb appeal and is just steps from the Sun Meadows clubhouse, pool/spa, putting green, and community amenities! This 3-bedroom, 2-bath home offers a functional floor plan with each bedroom featuring a walk-in closet. Interior features include finished drywall, vaulted ceilings, ceiling fans, white raised-panel doors, and a cozy corner fireplace with hearth and mantel in the family room. The open kitchen offers abundant cabinetry and a breakfast bar overlooking the living area. Large primary suite includes dual sinks, walk-in shower with

Key facts

• Corner location
• Community amenities
• Walk-in closet

Tags

• CORNER LOCATION
• SUN MEADOWS CLUBHOUSE
• POOL SPA
• PUTTING GREEN
• COMMUNITY AMENITIES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Special assessments; Park name: SUN MEADOWS MOBILE HOME PARK; Pets allowed with breed restrictions
• Financial info: Monthly land lease of $997 (seller provided)
• HOA & community: Part of the Sun Meadow association (Sun Meadow amenities include pool, clubhouse, pickleball, sauna, and front yard maintenance); Senior community; Manager approval required; Park on property

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story manufactured home (Villa West 608C); Mobile home remains; One story
• Construction: Model: Villa West 608C; Year built (from public records)
• Exterior features: Association pool; Sprinklers in front and on side; Landscaped front and back yards; Lawn; Level/flat lot with street access; Front yard; Back yard; Paved; Corner lot; Close to clubhouse

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central natural gas furnace heating
• Interior features: One-level floorplan with front door entry; Entry located at the front door
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.6% in Menifee — 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 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: schools D+, health & safety D+, amenities D.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 197 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,757/mo this rent would consume 57% of the median local household income ($58k/yr) (locally 1163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 6.1% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.58% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.73%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $201,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27250 Murrieta Rd #1	0.00mi	3/2.0	1,830 (-0%)	6mo	$127,500	$70	95
27250 Murrieta Rd #298	0.00mi	3/2.0	1,568 (-14%)	4mo	$210,000	$134	72
27250 Murrieta #126	0.09mi	3/2.0	1,568 (-14%)	0mo	$225,000	$143	72
27250 Murrieta #85	0.00mi	2/2.0 (-1)	1,570 (-14%)	0mo	$145,000	$92	71
27250 Murrieta Rd #332	0.00mi	2/2.0 (-1)	1,570 (-14%)	1mo	$160,000	$102	70
27250 Murrieta Rd #225	0.00mi	3/2.0	1,568 (-14%)	10mo	$222,500	$142	67
27250 Murrieta #84	0.00mi	2/2.0 (-1)	1,560 (-15%)	4mo	$179,900	$115	67
27250 Murrieta Rd #295	0.00mi	3/2.0	2,072 (+13%)	14mo	$195,000	$94	67
27250 Murrieta Rd #220	0.20mi	3/2.0	1,568 (-14%)	14mo	$209,000	$133	55
27701 Murrieta Rd #217	0.58mi	3/2.0	1,692 (-8%)	11mo	$65,000	$38	51
27601 Sun City Blvd Sp 127	0.70mi	2/2.0 (-1)	1,704 (-7%)	12mo	$85,000	$50	40
27601 Sun City Blvd #312	0.64mi	2/2.0 (-1)	1,636 (-11%)	11mo	$180,000	$110	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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.86×
• Total profit: $42,256
• Equity at exit: $26,093

10-year hold

• IRR: 30.6%
• Equity multiple: 4.17×
• Total profit: $155,199
• Equity at exit: $15,131

Cash invested: $49,000 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 197
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $969

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 60%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	19d	1	0.30mi
26460 Spaniel Ln Menifee, CA	3.0	2.0	2000	$2,995	$1.50	1d	1	0.32mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	1d	1	0.48mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	22d	1	0.53mi
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	1d	1	0.63mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	15d	1	0.66mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	24d	1	0.82mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	1d	1	0.83mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	10d	1	0.91mi
27218 Pennywhistle Way Menifee, CA	3.0	2.0	2000	$3,700	$1.85	1d	1	0.91mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	1d	1	0.91mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	1d	1	0.96mi
27379 Zeolite Rd Menifee, CA	4.0	3.0	2529	$3,700	$1.46	10d	1	1.02mi
27379 Zeolite Rd Menifee, CA	4.0	3.0	2550	$3,700	$1.45	1d	1	1.02mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	22d	1	1.13mi
28461 Portsmouth Dr Menifee, CA	3.0	2.0	1450	$2,685	$1.85	1d	1	1.37mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	10d	1	1.38mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	1d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $175,000 Active 27 DOM
2. 2026-06-17
   days on market $175,000 Active 26 DOM
3. 2026-06-16
   days on market $175,000 Active 25 DOM
4. 2026-06-15
   days on market $175,000 Active 24 DOM
5. 2026-06-13
   days on market $175,000 Active 22 DOM
6. 2026-06-09
   days on market $175,000 Active 18 DOM
7. 2026-06-08
   days on market $175,000 Active 17 DOM
8. 2026-06-07
   days on market $175,000 Active 16 DOM
9. 2026-06-04
   days on market $175,000 Active 13 DOM
10. 2026-06-03
    days on market $175,000 Active 12 DOM
11. 2026-06-02
    days on market $175,000 Active 11 DOM
12. 2026-06-01
    days on market $175,000 Active 10 DOM
13. 2026-05-31
    days on market $175,000 Active 9 DOM
14. 2026-05-22
    listed $175,000 Active

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,087
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$5,091
• Taxable income: $9,399
• Est. tax owed @ 24.0%: −$2,256
• After-tax cash flow: $9,370/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 · 30 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home in a desirable 55+ community requires moderate renovations to modernize the kitchen and bathrooms, which will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom cabinets — dated and worn
• Minor interior walls — paint peeling

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom cabinets — modernizes the space and adds value
• Both paint interior walls — improves the appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom cabinets · dated and worn	Major	$15,000–50,000
interior walls · paint peeling	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom cabinets — modernizes the space and adds value ↑
• Both paint interior walls — improves the appearance and adds 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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 1% 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

1 event — show timeline

• 2026-05-22 Listed $175,000 CRMLS