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36 ROUND TABLE Dr #36
B Composite 71.88
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 +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Livability +3.3/5.0
  • Rent growth +2.6/5.0
  • Appreciation +2.5/10.0
  • Schools +2.5/10.0
  • Condition / age +2.2/5.0
  • Manufactured-home adj. -6.3

$95,000

36 ROUND TABLE Dr #36 · Riverside, CA 92507
3 bd · 2.0 ba · 1,440 sqft · Manufactured · 103 Days on market
Manufactured home Built 1968 Fair condition Garage $66/sqft · 42% below area Est $165k · 42% under ↓ 32% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Key facts

  • 3 garage spots
  • Community pool
  • Built 1968

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $894 ($11k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $95k).
  • Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
  • Cap rate 17.6% vs local median 3.1% 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.
  • Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
  • Zoned schools: Highland Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 692 students, 82% FRL); University Heights Middle (804 students, 92% FRL); John W. North High (2,173 students, 87% FRL) — zoned schools average 87% FRL vs 53% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 24% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the Riverside Unified average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents flat; 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 ($75k/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 $657 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 + 0.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 103 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts since 3y 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.

Risks & watch-outs

  • Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

  1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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 1968 — 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. 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?
  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
2.07%
Cap rate
17.59%
Cash-on-cash
40.33%
DSCR
2.79
GRM
4.0

CMA / ARV

ARV (median comp)
$165,000
List price
$95,000
Delta
-42.42%
Verdict
UNDERPRICED
Comps
3 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1560 Massachussetts Ave #94 0.17mi 3/2.0 1,300 (-10%) 3mo $185,000 $142 73
1560 Massachusetts 0.18mi 2/1.5 (-1) 1,344 (-7%) 2mo $95,000 $71 72
1560 Massachusetts Ave #138 0.18mi 3/2.0 1,440 (0%) 24mo $179,900 $125 72
168 Sir Gawaine 0.33mi 4/2.0 (+1) 1,499 (+4%) 9mo $165,000 $110 66
79 Round Table Dr 0.13mi 2/2.0 (-1) 1,344 (-7%) 19mo $110,000 $82 62
98 Sir Galahad Dr 0.10mi 3/2.0 1,248 (-13%) 16mo $159,900 $128 60
112 Sir Tristram Dr 0.09mi 4/2.0 (+1) 1,632 (+13%) 15mo $147,500 $90 56
2 Round Table Dr 0.16mi 2/2.0 (-1) 1,224 (-15%) 22mo $121,000 $99 44

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 · 0.53% rent growth · sell at horizon

5-year hold
IRR
33.9%
Equity multiple
2.38×
Total profit
$36,819
Equity at exit
$14,165
10-year hold
IRR
39.5%
Equity multiple
4.27×
Total profit
$86,914
Equity at exit
$8,214

Cash invested: $26,600 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
9 active · 2 under contract
Months of supply
27.0 mo (4%/mo absorbed)
Median asking
$170,000 ($131/sqft)
Median days on market
93 d
This list price
11% of active listings are priced below it
ARV vs active asking
-12.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92507

Rents YoY
0.5%
Active inventory
216
Price-to-rent
4.0×

Monthly cashflow live

Estimated rent
$1,963 high interval (Pro) →
Mortgage (P&I)
$498
Tax est. 1.5%
$119 /mo · $1,425/yr
Insurance
$40
HOA
$0
Lot rent leased land?
$0
Vacancy / Maint / Mgmt
$412
Net cashflow
$894

Break-even live

Break-even rent $831
Max offer price $95,000
Occupancy floor 49%

Sensitivity live

Price -10% $960 -5% $927 +0% $894 +5% $861 +10% $828
Rent -10% $739 -5% $817 +0% $894 +5% $972 +10% $1,049
Rate -1.0pp $942 -0.5pp $918 base $894 +0.5pp $869 +1.0pp $844

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
$23,750
Closing costs
$2,850
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1337 Massachusetts Ave #104 Riverside, CA 2.0 2.0 886 $2,000 $2.26 40d 1 0.11mi
1337 Massachusetts Ave #104 Riverside, CA 2.0 2.0 886 $2,000 $2.26 42d 1 0.11mi
3099 Iowa Ave Riverside, CA 3.0 1.0–2.0 949 $3,861 $4.07 0d 253 0.11mi
2770 Atlanta Ave Riverside, CA 2.0 1.0 910 $1,955 $2.15 5d 1 0.14mi
2535 Gonzaga Ln Riverside, CA 2.0 1.5 1024 $2,000 $1.95 7d 1 0.23mi
1201 W Blaine St Riverside, CA 1.0–2.0 1.0 921 $2,200 $2.39 0d 2 0.24mi
1251 Massachusetts Ave Riverside, CA 1.0–2.0 1.0–2.0 785 $2,300 $2.93 139d 7 0.25mi
1172 Massachusetts Ave Riverside, CA 3.0 2.0 1076 $2,600 $2.42 84d 1 0.26mi
1370 Wheaton Way Riverside, CA 3.0 2.0 1170 $2,595 $2.22 69d 1 0.26mi
1166 Minerva Ct Unit 1 Riverside, CA 3.0 2.0 1200 $2,395 $2.00 7d 1 0.27mi
1301 Wheaton Way Riverside, CA 3.0 2.0 1152 $2,750 $2.39 97d 1 0.29mi
1120 Athena Ct Riverside, CA 3.0 2.0 1534 $3,000 $1.96 89d 1 0.35mi
1046 Spruce St Riverside, CA 1.0–2.0 1.0–2.0 780 $2,400 $3.08 46d 1 0.46mi
1011 Minerva Ct Riverside, CA 4.0 2.0 1320 $3,000 $2.27 139d 1 0.49mi
1170 Tripoli St Riverside, CA 2.0–3.0 1.0–2.0 837 $2,720 $3.25 46d 1 0.49mi
1177 W Linden St Riverside, CA 1.0–2.0 1.0–2.0 870 $2,075 $2.39 5d 1 0.51mi
1147 W Linden St Riverside, CA 2.0–3.0 1.0–2.0 895 $1,200 $1.34 4d 1 0.54mi
2891 Canyon Crest Dr #72 Riverside, CA 2.0 2.0 900 $2,200 $2.44 67d 1 0.59mi
3009 Canyon Crest Dr Riverside, CA 2.0 1.5 1068 $2,450 $2.29 10d 1 0.61mi
3009 Canyon Crest Dr Riverside, CA 3.0 2.0 1072 $2,650 $2.47 37d 1 0.61mi
3041 Canyon Crest Dr Apt C Riverside, CA 2.0 1.5 980 $2,250 $2.30 10d 1 0.61mi
1013 W Linden St #11 Riverside, CA 2.0 1.5 1134 $2,400 $2.12 61d 1 0.64mi
3472 Anderson Ave Unit 02N Riverside, CA 2.0 1.5 925 $1,850 $2.00 82d 1 0.66mi
1013 W Linden St Riverside, CA 2.0 1.5 1134 $2,300 $2.03 63d 2 0.66mi
1790 W Linden St Unit 1 Riverside, CA 3.0 2.0 1500 $2,795 $1.86 46d 1 0.68mi
807 W Blaine St Riverside, CA 2.0 2.0 912 $2,275 $2.49 69d 1 0.73mi
1400 University Ave Unit D404 Riverside, CA 4.0 4.0 1100 $999 $0.91 139d 1 0.75mi
1415 Everton Pl Riverside, CA 3.0 2.0 1152 $1,000 $0.87 139d 1 0.79mi
1415 Everton Pl Riverside, CA 3.0 2.0 1152 $1,100 $0.95 32d 1 0.79mi
1471 Everton Pl Riverside, CA 3.0 2.0 1152 $2,400 $2.08 139d 1 0.80mi
1412 Everton Pl Riverside, CA 3.0 2.0 1152 $2,750 $2.39 10d 1 0.82mi
1424 Everton Pl Riverside, CA 3.0 2.0 1152 $2,700 $2.34 114d 1 0.82mi
3996 Iowa Ave Riverside, CA 1.0–3.0 1.0–2.0 731 $1,830 $2.50 49d 1 0.83mi
1785 Catania Dr Riverside, CA 4.0 2.5 1819 $3,500 $1.92 7d 1 0.83mi
3550 Dwight Ave Unit C Riverside, CA 3.0 1.0 1000 $2,390 $2.39 72d 1 0.85mi
1966 W Linden St Riverside, CA 2.0 2.0 1200 $2,100 $1.75 60d 1 0.86mi
1966 W Linden St Unit 1960 Riverside, CA 2.0 1.5 1000 $2,100 $2.10 120d 1 0.86mi
1966 W Linden St Riverside, CA 2.0 1.5 1000 $2,100 $2.10 108d 1 0.86mi
1877 Mathews St Riverside, CA 3.0 2.0 1210 $2,100 $1.74 82d 1 0.96mi
3077 Wendell Way Riverside, CA 3.0 2.0 1078 $2,950 $2.74 99d 1 0.97mi

Property features AI

Finance

Other
Manager approval required for occupancyPets allowed—contact manager
Financial info
Land lease property — tenant/owner pays monthly land lease
HOA & community
Rent includes all utilitiesLand lease of $1,900 monthly (park provided)

Exterior

Parking
Attached carport3 parking spaces (including 3 garage/carport spaces)
Utilities
Standard electrical servicePublic sewerDistrict / public water
Home design
Mobile home remaining on siteDouble-wide mobile bodySingle-story
Construction
Pier jacks foundationMobile home dimensions approximately 60' x 24'Year built source: Builder
Exterior features
Community poolPark located in a suburban community36-40 units per acre density

Interior

Flooring
Laminate flooring
Bathrooms
2 full bathrooms
Interior features
One-level homeEntry at main levelCommunity spa
Laundry & utility
Inside laundryCommunity laundry

Listing history 50 events

  1. 2026-09-23
    days on market $95,000 Active 103 DOM
  2. 2026-09-22
    status $95,000 Active 102 DOM
  3. 2026-09-14
    status $95,000 Pending Sale 102 DOM
  4. 2026-09-13
    days on market $95,000 Active 102 DOM
  5. 2026-09-12
    days on market $95,000 Active 101 DOM
  6. 2026-09-11
    days on market $95,000 Active 100 DOM
  7. 2026-09-05
    days on market $95,000 Active 94 DOM
  8. 2026-09-04
    days on market $95,000 Active 93 DOM
  9. 2026-09-03
    days on market $95,000 Active 92 DOM
  10. 2026-08-31
    days on market $95,000 Active 89 DOM
  11. 2026-08-30
    days on market $95,000 Active 88 DOM
  12. 2026-08-29
    days on market $95,000 Active 87 DOM
  13. 2026-08-28
    days on market $95,000 Active 86 DOM
  14. 2026-08-27
    days on market $95,000 Active 85 DOM
  15. 2026-08-26
    days on market $95,000 Active 84 DOM
  16. 2026-08-25
    days on market $95,000 Active 83 DOM
  17. 2026-08-24
    days on market $95,000 Active 82 DOM
  18. 2026-08-23
    days on market $95,000 Active 81 DOM
  19. 2026-08-22
    days on market $95,000 Active 80 DOM
  20. 2026-08-21
    days on market $95,000 Active 79 DOM
  21. 2026-08-20
    days on market $95,000 Active 78 DOM
  22. 2026-08-19
    days on market $95,000 Active 77 DOM
  23. 2026-08-18
    days on market $95,000 Active 76 DOM
  24. 2026-08-17
    days on market $95,000 Active 75 DOM
  25. 2026-08-16
    days on market $95,000 Active 74 DOM
  26. 2026-08-15
    days on market $95,000 Active 73 DOM
  27. 2026-08-14
    days on market $95,000 Active 72 DOM
  28. 2026-08-13
    days on market $95,000 Active 71 DOM
  29. 2026-08-12
    days on market $95,000 Active 70 DOM
  30. 2026-08-11
    days on market $95,000 Active 69 DOM
  31. 2026-08-10
    days on market $95,000 Active 68 DOM
  32. 2026-08-09
    days on market $95,000 Active 67 DOM
  33. 2026-08-08
    days on market $95,000 Active 66 DOM
  34. 2026-08-06
    days on market $95,000 Active 64 DOM
  35. 2026-08-05
    days on market $95,000 Active 63 DOM
  36. 2026-08-04
    days on market $95,000 Active 62 DOM
  37. 2026-08-03
    days on market $95,000 Active 61 DOM
  38. 2026-07-31
    days on market $95,000 Active 58 DOM
  39. 2026-07-30
    days on market $95,000 Active 57 DOM
  40. 2026-07-30
    days on market $95,000 Active 56 DOM
  41. 2026-07-28
    days on market $95,000 Active 55 DOM
  42. 2026-07-26
    days on market $95,000 Active 53 DOM
  43. 2026-07-24
    days on market $95,000 Active 51 DOM
  44. 2026-07-23
    days on market $95,000 Active 50 DOM
  45. 2026-07-22
    days on market $95,000 Active 49 DOM
  46. 2026-07-21
    days on market $95,000 Active 48 DOM
  47. 2026-07-20
    days on market $95,000 Active 47 DOM
  48. 2026-07-18
    days on market $95,000 Active 45 DOM
  49. 2026-07-18
    days on market $95,000 Active 44 DOM
  50. 2026-07-16
    days on market $95,000 Active 43 DOM

ⓘ 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 4/10 Moderate
  • 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
  • 💨 Wind 1/10 Low
  • 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$23,553
− Mortgage interest
−$5,321
− Property taxes
−$1,425
− Insurance
−$475
− Repairs & maintenance
−$1,884
− Management
−$1,884
− Depreciation
−$2,764
Taxable income
$9,800
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$2,352
After-tax cash flow
$8,377/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

Fair 45/100 Moderate rehab Est. rehab $36,000–$64,800 screening

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through exterior painting and interior updates.

Repairs flagged

  • Minor exterior siding — Some discoloration
  • Minor interior paint — Some wear

Value-add opportunities

  • Both paint exterior — Enhances curb appeal and value
  • Both replace carpet — Improves comfort and value
  • Both update kitchen cabinets — Modernizes and increases value
  • Both update bathrooms — Modernizes and increases value

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Highland Elementary F CA #973/1,571 Nat'l #30,133/41,679 Middle University Heights Middle High John W. North High

Schools (NCES district)

District
Riverside Unified
NCES district ID
0633150
Math proficiency
36% ▲ 1.00%
Reading proficiency
51% ▲ 2.00%
Median HH income
$62,038
Composite
40.8/100
National rank
#7563
State rank
#574 of 1400 in CA
C Composite livability gradescore 66/100

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 · 2,664,475 people
City population
367,890
Metro
Riverside-San Bernardino-Ontario, CA
Population (ZIP)
64,015
Household income
$75,303
Rent vs Own
62.9% rent · 37.1% own
Severe rent burden
16% of renters

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 0.66)
Race & ethnicity
Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
Hispanic origin (detail)
Mexican 44%
Common ancestry
Italian 2% Lithuanian 1% Ukrainian 1%
Foreign-born
23% · Canada, China, South Korea
Languages at home
52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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

Price history

-32.1% since first listed
11 events — show timeline
  • 2026-06-03 Listed $95,000 CRMLS
  • 2025-07-12 Listing Removed CRMLS
  • 2025-07-03 Price Changed $119,999 CRMLS
  • 2025-07-02 Listed $11,900 CRMLS
  • 2024-05-14 Listing Removed CRMLS
  • 2024-03-15 Price Changed $119,999 CRMLS
  • 2024-03-13 Listed $124,999 CRMLS
  • 2024-01-25 Listed $120,000 CRMLS
  • 2024-01-25 Listing Removed CRMLS
  • 2023-12-22 Listing Removed CRMLS
  • 2023-12-22 Listed $139,999 CRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…