36 ROUND TABLE Dr #36 · Riverside, CA 92507

$95,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 18 Days on market

Built 1968 Fair condition Est $180k · 47% under ↓ 32% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 3 garage spots
• Community pool
• Built 1968

Property features AI

Finance

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

Exterior

• Parking: Attached carport; 3 parking spaces (including 3 garage/carport spaces)
• Utilities: Standard electrical service; Public sewer; District / public water
• Home design: Mobile home remaining on site; Double-wide mobile body; Single-story
• Construction: Pier jacks foundation; Mobile home dimensions approximately 60' x 24'; Year built source: Builder
• Exterior features: Community pool; Park located in a suburban community; 36-40 units per acre density

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry at main level; Community spa
• Laundry & utility: Inside laundry; Community laundry

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 $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.0% 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: schools C-, health & safety D, crime 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.
• Market conditions: Rents flat; 159 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 40% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) 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: major 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 $93,575 (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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.64% ✓
• Cap rate: 23.01%
• Cash-on-cash: 59.69%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 8

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%)	0mo	$185,000	$142	76
1560 Massachusetts Ave #138	0.18mi	3/2.0	1,440 (0%)	20mo	$179,900	$125	74
168 Sir Gawaine	0.33mi	4/2.0 (+1)	1,499 (+4%)	6mo	$165,000	$110	68
79 Round Table Dr	0.13mi	2/2.0 (-1)	1,344 (-7%)	16mo	$110,000	$82	65
98 Sir Galahad Dr	0.10mi	3/2.0	1,248 (-13%)	13mo	$159,900	$128	62
112 Sir Tristram Dr	0.09mi	4/2.0 (+1)	1,632 (+13%)	12mo	$147,500	$90	59
2595 Atlanta Ave #19	0.23mi	3/2.0	1,344 (-7%)	24mo	$190,000	$141	58
2 Round Table Dr	0.16mi	2/2.0 (-1)	1,224 (-15%)	19mo	$121,000	$99	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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 3.36×
• Total profit: $62,838
• Equity at exit: $14,165

10-year hold

• IRR: 59.7%
• Equity multiple: 6.25×
• Total profit: $139,649
• 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.

Methodology + full state rankings →

ZIP-level market 92507

• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,323

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,389	-5% $1,356	+0% $1,323	+5% $1,290	+10% $1,258
Rent	-10% $1,125	-5% $1,224	+0% $1,323	+5% $1,422	+10% $1,521
Rate	-1.0pp $1,371	-0.5pp $1,347	base $1,323	+0.5pp $1,299	+1.0pp $1,273

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: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,030	$2.23	3d	1	0.14mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	3d	7	0.24mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	45d	7	0.25mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	45d	1	0.26mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	3d	1	0.29mi
2442 Iowa Ave Riverside, CA	2.0	1.0–1.5	743	$2,551	$3.43	0d	17	0.30mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	0d	5	0.33mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	45d	1	0.46mi
1011 Minerva Ct Riverside, CA	4.0	2.0	1320	$3,000	$2.27	45d	1	0.49mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$1,380	$1.65	45d	1	0.49mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$3,045	$2.82	0d	4	0.50mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,260	$3.01	0d	11	0.62mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	4d	1	0.66mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	45d	1	0.72mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	45d	1	0.73mi
1400 University Ave Unit D404 Riverside, CA	4.0	4.0	1100	$999	$0.91	45d	1	0.75mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	45d	1	0.79mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	45d	1	0.80mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	19d	1	0.82mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,950	$2.84	14d	1	0.83mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	14d	1	0.86mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	25d	1	0.86mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	5d	1	0.97mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	11d	1	1.36mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	45d	1	1.40mi
3452 Mulberry St Unit 2 Riverside, CA	2.0	1.0	927	$1,795	$1.94	45d	1	1.47mi
239 Deborah Ct Riverside, CA	3.0	2.0	1627	$2,900	$1.78	45d	1	1.48mi
1151 Clark St Riverside, CA	4.0	2.0	1248	$2,800	$2.24	45d	1	1.48mi
3050 Mission Inn Ave Riverside, CA	2.0	1.0–2.0	700	$2,675	$3.82	5d	10	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $95,000 Active 18 DOM
2. 2026-06-18
   days on market $95,000 Active 15 DOM
3. 2026-06-17
   days on market $95,000 Active 14 DOM
4. 2026-06-16
   days on market $95,000 Active 13 DOM
5. 2026-06-15
   days on market $95,000 Active 12 DOM
6. 2026-06-13
   days on market $95,000 Active 10 DOM
7. 2026-06-13
   days on market $95,000 Active 9 DOM
8. 2026-06-09
   days on market $95,000 Active 6 DOM
9. 2026-06-08
   days on market $95,000 Active 5 DOM
10. 2026-06-07
    days on market $95,000 Active 4 DOM
11. 2026-06-04
    listed $95,000 Active 1 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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

Taxation est. · year 1

• Rental income: $30,071
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$2,764
• Taxable income: $15,275
• Est. tax owed @ 24.0%: −$3,666
• After-tax cash flow: $12,212/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3590.0

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 0.66)
• 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: —

Market trends

• HPI YoY: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• 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

-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