1239 Frontier Ave · San Jacinto, CA 92583

$85,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 244 Days on market

Built 1980 1,742 sqft lot $212/sqft · 25% below area Est $113k · 25% under $218/mo HOA · 14% of rent

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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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWN THE LAND!! Desired Heritage Ranch Gated 55+ Age Qualified Community. Great Location In The Park. Beautiful Views Of The San Jacinto Mountains. Covered Front Porch. Bring Your Paint & Hammer Needs Some Work. HOA Fees Of Approx $218.00 Include Water, Sewer, Trash, Basic Cable & Internet. The Clubhouse Has Several Activities & Amenities To Choose From Including Banquet Room, Card Room, Billiard Room, Shuffle Board, Laundry Room, Heated Pool & Spa. Easy Access To Ramona Expressway For Commuters & Close To Shopping, Banking, Dining, Public Transportation, MSJC College. Retirement At It's Finest!

Key facts

• Gated community
• Covered front porch
• Spa

Tags

• GATED COMMUNITY
• COVERED FRONT PORCH
• HEATED POOL
• SPA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 2.6% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $85k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.79% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 4.6

CMA / ARV

• ARV (median comp): $113,241
• List price: $85,000
• Delta: -24.94%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1279 Heritage Ranch Rd	0.08mi	1/1.0	400 (0%)	9mo	$115,000	$288	89
1429 Western	0.22mi	1/1.0	400 (0%)	8mo	$126,000	$315	84
915 Deerwood Dr	0.12mi	1/1.0	400 (0%)	15mo	$110,000	$275	82
939 Deerwood Dr	0.14mi	1/1.0	400 (0%)	14mo	$110,000	$275	82

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.69×
• Total profit: $16,409
• Equity at exit: $12,674

10-year hold

• IRR: 25.4%
• Equity multiple: 3.18×
• Total profit: $51,789
• Equity at exit: $7,349

Cash invested: $23,800 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$35
• HOA: −$218
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $482

Break-even live

Break-even rent $914

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $530	-5% $506	+0% $482	+5% $458	+10% $433
Rent	-10% $361	-5% $421	+0% $482	+5% $542	+10% $602
Rate	-1.0pp $524	-0.5pp $503	base $482	+0.5pp $460	+1.0pp $437

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $218 · $2,616/yr
• Likely covers: watersewertrashinternetcablepoolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 244 DOM
2. 2026-06-17
   days on market $85,000 Active 243 DOM
3. 2026-06-16
   days on market $85,000 Active 242 DOM
4. 2026-06-15
   days on market $85,000 Active 241 DOM
5. 2026-06-13
   days on market $85,000 Active 239 DOM
6. 2026-06-13
   days on market $85,000 Active 238 DOM
7. 2026-06-09
   days on market $85,000 Active 235 DOM
8. 2026-06-08
   days on market $85,000 Active 234 DOM
9. 2026-06-07
   days on market $85,000 Active 233 DOM
10. 2026-06-04
    days on market $85,000 Active 230 DOM
11. 2026-06-03
    days on market $85,000 Active 229 DOM
12. 2026-06-02
    days on market $85,000 Active 228 DOM
13. 2026-06-01
    days on market $85,000 Active 227 DOM
14. 2026-05-31
    days on market $85,000 Active 226 DOM
15. 2026-02-12
    price $85,000 631-char remark

    Show marketing remark (631 chars)

    OWN THE LAND!! Desired Heritage Ranch Gated 55+ Age Qualified Community. Great Location In The Park. Beautiful Views Of The San Jacinto Mountains. Covered Front Porch. Bring Your Paint & Hammer Needs Some Work. HOA Fees Of Approx $218.00 Include Water, Sewer, Trash, Basic Cable & Internet. The Clubhouse Has Several Activities & Amenities To Choose From Including Banquet Room, Card Room, Billiard Room, Shuffle Board, Laundry Room, Heated Pool & Spa. Easy Access To Ramona Expressway For Commuters & Close To Shopping, Banking, Dining, Public Transportation, MSJC College. Retirement At It's Finest!

16. 2025-10-16
    listed $95,000 Active 631-char remark

    Show marketing remark (631 chars)

    OWN THE LAND!! Desired Heritage Ranch Gated 55+ Age Qualified Community. Great Location In The Park. Beautiful Views Of The San Jacinto Mountains. Covered Front Porch. Bring Your Paint & Hammer Needs Some Work. HOA Fees Of Approx $218.00 Include Water, Sewer, Trash, Basic Cable & Internet. The Clubhouse Has Several Activities & Amenities To Choose From Including Banquet Room, Card Room, Billiard Room, Shuffle Board, Laundry Room, Heated Pool & Spa. Easy Access To Ramona Expressway For Commuters & Close To Shopping, Banking, Dining, Public Transportation, MSJC College. Retirement At It's Finest!

17. 1986-05-02
    soldstatus $21,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $278 · $23/mo
• Projected year-2 tax: $646 · $54/mo
• Expected delta: +$368/yr (+$31/mo · 132.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,287
• − Mortgage interest: −$4,761
• − Property taxes: −$278
• − Insurance: −$425
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$2,616
• − Depreciation: −$2,473
• Taxable income: $4,808
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,625/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+304.8% since first listed

3 events — show timeline

• 2026-02-12 Price Changed $85,000 CRMLS
• 2025-10-16 Listed $95,000 CRMLS
• 1986-05-02 Sold (Public Records) $21,000 Public Records

Property tax history

-7.4%/yr

Latest (2014): $278 · -2.8% YoY. Source: county tax records.