4000 Pierce #295 · Riverside, CA 92505

$100,000

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 40 Days on market

Built 1975 $125/sqft · 10% above area Est $91k · 10% over

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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
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Massive Price Reduction! Highly Sought after luxury 2 bed/1 bath (Dual Master) Coach. This model has great potential, shows light and bright and boasts an open floor plan. The Master Suite is large and this property has an amazing walk in Jacuzzi Tub! Unique to this park, white picket fence with front facing patio and entry as well as car port entry. Must see to appreciate! The Riverside Meadows is one of the Inland Empire's most Prestigious retirement (55 and Over) communities. You will enjoy your drive through this private Secure/Gated community. The park is immaculately maintained and you will not help but notice the luxurious club house which offers a pool, workout area, gaming area, and more than can be listed here. The park is centrally located, Easy Freeway Access, Great Restaurants, The Galleria at Tyler and The Kaiser Medical Facility.

Key facts

• Gated community
• Remodeled kitchen
• Accessible bathroom

Tags

• GATED COMMUNITY
• SCENIC MOUNTAIN SETTING
• REMODELED KITCHEN
• INDOOR LAUNDRY
• ACCESSIBLE BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Other: Directions: Enter the main gate, left at stop sign, right on Oak. Home is on the right.
• Financial info: Land lease (park) applies
• HOA & community: Senior community; Association amenities include gym/exercise room, pool, clubhouse, multipurpose room, and spa; Community features include dog park, street lighting, sidewalks, and suburban setting; Park name: Riverside Meadows; Manager approval required for residency; Pets allowed with number limits

Exterior

• Parking: Paved driveway; Private parking; Attached carport; Carport available
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry on the main level; Mobile home (approximately 10' x 40') — mobile home remains on site; Turnkey condition
• Construction: Excellent condition fencing
• Exterior features: Front porch; Association pool (in-ground, heated, lap pool); Association spa; Back yard and yard space; Near public transit

Interior

• Kitchen: Remodeled kitchen; Microwave; Refrigerator; Water heater unit
• Bedrooms: All bedrooms on the main level; Jack & Jill bedroom layout
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: No interior steps with multiple accessible exits; Doors swing inward; Main-level ramp and other disability-friendly features; One-level layout; Turnkey condition; Association spa access
• Laundry & utility: Laundry area inside (in kitchen area); Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

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 $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 34% of the median local income ($85k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $100k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.37% ✓
• Cap rate: 20.51%
• Cash-on-cash: 50.77%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (median comp): $90,912
• List price: $100,000
• Delta: 10.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Buchanan #146	0.68mi	2/2.0	800 (0%)	17mo	$100,000	$125	54
3700 Buchanan St #8	0.59mi	2/2.0	720 (-10%)	5mo	$113,000	$157	51
3700 Buchanan St #193	0.57mi	2/1.0	720 (-10%)	8mo	$59,900	$83	46
3500 Buchanan Ave #15	0.73mi	2/2.0	836 (+4%)	24mo	$105,000	$126	39

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.09×
• Total profit: $58,649
• Equity at exit: $14,910

10-year hold

• IRR: 53.5%
• Equity multiple: 6.65×
• Total profit: $158,146
• Equity at exit: $8,646

Cash invested: $28,000 (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 92505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,118

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 48%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	1d	31	0.27mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$3,229	$3.17	1d	21	0.49mi
2930 Via Milano Outside Area (Inside Ca), CA	1.0	2.0	1007	$2,500	$2.48	43d	1	0.55mi
11520 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.0	851	$2,634	$3.09	2d	7	0.71mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	24d	1	0.95mi
11255 Magnolia Ave Riverside, CA	1.0	1.0	744	$1,850	$2.49	43d	1	1.00mi
3741 Harvill Ln Unit 4 Riverside, CA	1.0	1.0	700	$1,500	$2.14	43d	1	1.01mi
11185 Magnolia Ave Riverside, CA	1.0	1.0	624	$1,795	$2.88	43d	1	1.08mi
11185 Magnolia Ave Unit 8 Riverside, CA	1.0	1.0	645	$1,795	$2.78	43d	1	1.08mi
3900 Fir Tree Dr Riverside, CA	1.0–2.0	1.0–2.0	789	$2,695	$3.42	2d	6	1.11mi
4655 Sierra Vista Ave Riverside, CA	2.0–3.0	2.0	1043	$2,536	$2.43	2d	11	1.13mi
4725 Sierra Vista Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,882	$3.67	3d	10	1.14mi
11716 Hazeldell Dr Unit 4886 Riverside, CA	1.0	1.0	650	$1,795	$2.76	2d	1	1.20mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	1d	18	1.21mi
3935 La Sierra Ave Riverside, CA	1.0–2.0	1.0	747	$2,288	$3.06	1d	11	1.26mi
11643 Carmine St Unit 102 Riverside, CA	1.0	1.0	600	$1,850	$3.08	43d	1	1.27mi
11643 Carmine St Unit 102 Riverside, CA	1.0	1.0	600	$1,850	$3.08	24d	1	1.27mi
3850 Skofstad St Riverside, CA	1.0–2.0	1.0–2.0	880	$2,135	$2.43	24d	2	1.34mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	1d	1	1.35mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	43d	1	1.36mi
4301 La Sierra Ave Riverside, CA	2.0	2.0	833	$2,335	$2.80	3d	1	1.37mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	1d	17	1.39mi
3855 Skofstad St Riverside, CA	1.0	1.0	750	$1,795	$2.39	12d	3	1.40mi
4655 Minnier Ave Riverside, CA	2.0	1.0	850	$2,014	$2.37	43d	1	1.45mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,244	$2.15	2d	26	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $100,000 Active 40 DOM
2. 2026-06-17
   days on market $100,000 Active 39 DOM
3. 2026-06-16
   days on market $100,000 Active 38 DOM
4. 2026-06-15
   days on market $100,000 Active 37 DOM
5. 2026-06-13
   days on market $100,000 Active 35 DOM
6. 2026-06-13
   days on market $100,000 Active 34 DOM
7. 2026-06-09
   days on market $100,000 Active 31 DOM
8. 2026-06-08
   days on market $100,000 Active 30 DOM
9. 2026-06-07
   days on market $100,000 Active 29 DOM
10. 2026-06-04
    days on market $100,000 Active 26 DOM
11. 2026-06-03
    days on market $100,000 Active 25 DOM
12. 2026-06-02
    days on market $100,000 Active 24 DOM
13. 2026-06-01
    days on market $100,000 Active 23 DOM
14. 2026-05-31
    days on market $100,000 Active 22 DOM
15. 2026-05-09
    listed $100,000 Active 1578-char remark
16. 2026-05-08
    historical
17. 2026-05-05
    price $100,000
18. 2026-04-08
    price $110,000
19. 2026-03-12
    price $120,000
20. 2025-10-30
    listed $125,000 Active
21. 2025-10-30
    price $125,000
22. 2025-10-22
    historical
23. 2018-04-09
    soldstatus $37,500 Closed Sale

    Show marketing remark (857 chars)

    Massive Price Reduction! Highly Sought after luxury 2 bed/1 bath (Dual Master) Coach. This model has great potential, shows light and bright and boasts an open floor plan. The Master Suite is large and this property has an amazing walk in Jacuzzi Tub! Unique to this park, white picket fence with front facing patio and entry as well as car port entry. Must see to appreciate! The Riverside Meadows is one of the Inland Empire's most Prestigious retirement (55 and Over) communities. You will enjoy your drive through this private Secure/Gated community. The park is immaculately maintained and you will not help but notice the luxurious club house which offers a pool, workout area, gaming area, and more than can be listed here. The park is centrally located, Easy Freeway Access, Great Restaurants, The Galleria at Tyler and The Kaiser Medical Facility.

24. 2018-02-21
    status Pending Sale

    Show marketing remark (857 chars)

    Massive Price Reduction! Highly Sought after luxury 2 bed/1 bath (Dual Master) Coach. This model has great potential, shows light and bright and boasts an open floor plan. The Master Suite is large and this property has an amazing walk in Jacuzzi Tub! Unique to this park, white picket fence with front facing patio and entry as well as car port entry. Must see to appreciate! The Riverside Meadows is one of the Inland Empire's most Prestigious retirement (55 and Over) communities. You will enjoy your drive through this private Secure/Gated community. The park is immaculately maintained and you will not help but notice the luxurious club house which offers a pool, workout area, gaming area, and more than can be listed here. The park is centrally located, Easy Freeway Access, Great Restaurants, The Galleria at Tyler and The Kaiser Medical Facility.

25. 2017-12-16
    price $39,500

    Show marketing remark (857 chars)

    Massive Price Reduction! Highly Sought after luxury 2 bed/1 bath (Dual Master) Coach. This model has great potential, shows light and bright and boasts an open floor plan. The Master Suite is large and this property has an amazing walk in Jacuzzi Tub! Unique to this park, white picket fence with front facing patio and entry as well as car port entry. Must see to appreciate! The Riverside Meadows is one of the Inland Empire's most Prestigious retirement (55 and Over) communities. You will enjoy your drive through this private Secure/Gated community. The park is immaculately maintained and you will not help but notice the luxurious club house which offers a pool, workout area, gaming area, and more than can be listed here. The park is centrally located, Easy Freeway Access, Great Restaurants, The Galleria at Tyler and The Kaiser Medical Facility.

26. 2016-12-02
    listed $42,500 Active

    Show marketing remark (857 chars)

    Massive Price Reduction! Highly Sought after luxury 2 bed/1 bath (Dual Master) Coach. This model has great potential, shows light and bright and boasts an open floor plan. The Master Suite is large and this property has an amazing walk in Jacuzzi Tub! Unique to this park, white picket fence with front facing patio and entry as well as car port entry. Must see to appreciate! The Riverside Meadows is one of the Inland Empire's most Prestigious retirement (55 and Over) communities. You will enjoy your drive through this private Secure/Gated community. The park is immaculately maintained and you will not help but notice the luxurious club house which offers a pool, workout area, gaming area, and more than can be listed here. The park is centrally located, Easy Freeway Access, Great Restaurants, The Galleria at Tyler and The Kaiser Medical Facility.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,491
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$2,909
• Taxable income: $12,624
• Est. tax owed @ 24.0%: −$3,030
• After-tax cash flow: $10,388/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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 53,419
• Household income: $84,906
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1940.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% White 20% Two or more races 17% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scandinavian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Vietnam, South Korea
• Languages at home: 40% English-only · Spanish 47% Other Indo-European 4% Vietnamese 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: ▼ -379.14%
• Current HPI: 405.3408
• Rent YoY: ▲ 4.47%
• 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

+135.3% since first listed

12 events — show timeline

• 2026-05-09 Listed $100,000 CRMLS
• 2026-05-08 Listing Removed — CRMLS
• 2026-05-05 Price Changed $100,000 CRMLS
• 2026-04-08 Price Changed $110,000 CRMLS
• 2026-03-12 Price Changed $120,000 CRMLS
• 2025-10-30 Listed $125,000 CRMLS
• 2025-10-30 Price Changed $125,000 CRMLS
• 2025-10-22 Coming Soon — CRMLS
• 2018-04-09 Sold (MLS) $37,500 CRMLS
• 2018-02-21 Pending — CRMLS
• 2017-12-16 Price Changed $39,500 CRMLS
• 2016-12-02 Listed $42,500 CRMLS

Property tax history

+15.1%/yr

Latest (2025): $151 · -38.6% YoY. Source: county tax records.