3883-SPC 45 Buchanan St · Riverside, CA 92503

$189,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 76 Days on market

Built 1976 Good condition $158/sqft · 36% above area Est $139k · 36% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 2 bedroom 2 bathroom home located in Sierra Pines an all ages community at 3883 Buchanan Street Space 45 in Riverside. Situated on a desirable corner lot, this home offers added privacy along with a spacious front patio area that is perfect for outdoor gatherings, relaxing, or enjoying the Southern California weather. Inside, you will find a bright and inviting layout featuring updated flooring, upgraded bathrooms, and a stylish interior that is truly move in ready. The home also includes a sunroom that provides additional versatile living space, ideal for a home office, lounge, or entertainment area. The kitchen has been tastefully updated and offers a functional layout for everyday living. Washer and dryer hookups are conveniently located inside the home. Residents enjoy access to community amenities including a clubhouse, library, pool, spa, and on site laundry facility. Conveniently located on the border of Riverside and Corona, this home offers easy access to shopping, dining, and major freeways.

Key facts

• Clubhouse
• Community amenities
• Sunroom

Tags

• CORNER LOT
• FRONT PATIO AREA
• SUNROOM
• COMMUNITY AMENITIES
• CLUBHOUSE
• LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: health & safety D, crime F, cost of living 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.
• Zoned schools: Phillip M. Stokoe Elementary (604 students, 89% FRL); Ysmael Villegas Middle (1,262 students, 74% FRL); Hillcrest High (1,824 students, 73% FRL) — zoned schools average 79% FRL vs 63% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 197 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 32% of the median local income ($96k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.4% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $138,561
• List price: $189,000
• Delta: 36.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3883 Buchanan St #65	0.00mi	2/2.0	1,152 (-4%)	4mo	$22,000	$19	90
3500 Buchanan St #57	0.59mi	2/2.0	1,200 (0%)	6mo	$62,000	$52	68
4000 Pierce St #284	0.27mi	2/2.0	1,344 (+12%)	0mo	$150,000	$112	67
4000 Pierce #135	0.36mi	2/2.0	1,344 (+12%)	0mo	$115,000	$86	63
3700 Buchanan St #131	0.44mi	2/2.0	1,344 (+12%)	0mo	$171,000	$127	60
3700 Buchanan St #105	0.44mi	2/2.0	1,344 (+12%)	1mo	$86,000	$64	59
3663 Buchanan #112	0.33mi	3/2.0 (+1)	1,344 (+12%)	1mo	$169,000	$126	59
3700 Buchanan St #69	0.44mi	2/2.0	1,344 (+12%)	6mo	$120,000	$89	55
3700 Buchanan St #98	0.44mi	3/2.0 (+1)	1,344 (+12%)	2mo	$120,000	$89	53
3500 Buchanan #73	0.59mi	2/2.0	1,344 (+12%)	2mo	$71,111	$53	51
3500 Buchanan St #230	0.59mi	2/2.0	1,356 (+13%)	3mo	$173,000	$128	49
3500 Buchanan #103	0.59mi	3/2.0 (+1)	1,344 (+12%)	1mo	$139,900	$104	47

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $17,881
• Equity at exit: $28,181

10-year hold

• IRR: 18.1%
• Equity multiple: 2.53×
• Total profit: $81,203
• Equity at exit: $16,341

Cash invested: $52,920 (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 92503

• Rents YoY: 3.4%
• Active inventory: 197
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $744

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 66%

Sensitivity live

Price	-10% $875	-5% $809	+0% $744	+5% $679	+10% $613
Rent	-10% $539	-5% $642	+0% $744	+5% $847	+10% $949
Rate	-1.0pp $839	-0.5pp $792	base $744	+0.5pp $695	+1.0pp $645

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2930 Via Milano Outside Area (Inside Ca), CA	1.0	2.0	1007	$2,500	$2.48	45d	1	0.36mi
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	0d	21	0.47mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$3,158	$3.10	0d	22	0.71mi
3741 Harvill Ln Unit 4 Riverside, CA	1.0	1.0	700	$1,500	$2.14	45d	1	0.78mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	45d	1	0.78mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	26d	1	0.81mi
11520 Magnolia Ave Riverside, CA	1.0–3.0	1.0–2.0	902	$2,862	$3.17	0d	7	0.86mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	45d	1	1.04mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	18d	1	1.04mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,559	$2.87	1d	17	1.05mi
11255 Magnolia Ave Riverside, CA	1.0	1.0	744	$1,850	$2.49	45d	1	1.18mi
11207 Magnolia Ave Riverside, CA	2.0	2.0	1200	$2,250	$1.88	26d	1	1.22mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	4d	1	1.24mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,779	$3.13	1d	18	1.25mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	45d	1	1.25mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	7d	1	1.25mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	22d	1	1.25mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	17d	1	1.25mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	26d	1	1.25mi
3900 Fir Tree Dr Riverside, CA	1.0–2.0	1.0–2.0	789	$2,695	$3.42	1d	6	1.31mi
4655 Sierra Vista Ave Riverside, CA	1.0–3.0	1.0–2.0	950	$2,935	$3.09	1d	12	1.35mi
4725 Sierra Vista Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,890	$3.68	1d	9	1.36mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,265	$2.17	1d	25	1.36mi
2235 Indigo Hills Dr #6 Corona, CA	2.0	2.0	1380	$2,950	$2.14	45d	1	1.43mi
3935 La Sierra Ave Riverside, CA	1.0–2.0	1.0	630	$2,318	$3.68	0d	13	1.47mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$2,528	$2.67	0d	10	1.47mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	45d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $189,000 Active 76 DOM
2. 2026-06-18
   days on market $189,000 Active 73 DOM
3. 2026-06-17
   days on market $189,000 Active 72 DOM
4. 2026-06-16
   days on market $189,000 Active 71 DOM
5. 2026-06-15
   days on market $189,000 Active 70 DOM
6. 2026-06-13
   days on market $189,000 Active 68 DOM
7. 2026-06-13
   days on market $189,000 Active 67 DOM
8. 2026-06-09
   days on market $189,000 Active 64 DOM
9. 2026-06-08
   days on market $189,000 Active 63 DOM
10. 2026-06-07
    days on market $189,000 Active 62 DOM
11. 2026-06-04
    days on market $189,000 Active 59 DOM
12. 2026-06-03
    days on market $189,000 Active 58 DOM
13. 2026-06-02
    days on market $189,000 Active 57 DOM
14. 2026-06-01
    days on market $189,000 Active 56 DOM
15. 2026-05-31
    days on market $189,000 Active 55 DOM
16. 2026-04-06
    listed $189,000 Active 1052-char remark

    Show marketing remark (1052 chars)

    Welcome to this beautifully updated 2 bedroom 2 bathroom home located in Sierra Pines an all ages community at 3883 Buchanan Street Space 45 in Riverside. Situated on a desirable corner lot, this home offers added privacy along with a spacious front patio area that is perfect for outdoor gatherings, relaxing, or enjoying the Southern California weather. Inside, you will find a bright and inviting layout featuring updated flooring, upgraded bathrooms, and a stylish interior that is truly move in ready. The home also includes a sunroom that provides additional versatile living space, ideal for a home office, lounge, or entertainment area. The kitchen has been tastefully updated and offers a functional layout for everyday living. Washer and dryer hookups are conveniently located inside the home. Residents enjoy access to community amenities including a clubhouse, library, pool, spa, and on site laundry facility. Conveniently located on the border of Riverside and Corona, this home offers easy access to shopping, dining, and major freeways.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 19 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: $31,143
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − Depreciation: −$5,498
• Taxable income: $6,295
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $7,419/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 80/100 Cosmetic rehab

This beautifully updated 2-bedroom 2-bathroom home in Sierra Pines is move-in ready with modern updates and a spacious front patio area. It offers a good condition score and is ready for a new owner to make it their own.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale New flooring in bathrooms — Freshens up the bathrooms and can increase resale value.
• Resale New kitchen appliances — Modernizes the kitchen and can increase resale value.
• Both New window treatments — Enhances curb appeal and can increase both resale and rental value.
• Both New lighting fixtures — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — Freshens up the bathrooms and can increase resale value. ↑
• Resale New kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Both New window treatments — Enhances curb appeal and can increase both resale and rental value. ↑
• Both New lighting fixtures — Enhances curb appeal and can increase both resale 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: 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): 88,395
• Household income: $96,268
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 2337.0

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 61% White 24% Two or more races 15% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 44% English-only · Spanish 45% Other Indo-European 2% Tagalog/Filipino 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: ▼ -414.52%
• Current HPI: 393.407
• Rent YoY: ▲ 3.41%
• 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

• 2026-04-06 Listed $189,000 CRMLS