27701 Murrieta #5 · Menifee, CA 92586

$145,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 15 Days on market

Built 1974 Est $132k · 9% 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
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-priced, modernized 1,440 sq. ft. manufactured home is situated in a peaceful 55+ community. It boasts fresh interior and exterior paint, mostly new doors, modern updated flooring, new vanities in both the primary and secondary baths, a new shower in the secondary bath, updated lighting and plumbing fixtures, and a dedicated laundry room. The layout includes a spacious primary bedroom, a second bedroom, a large kitchen, separate dining area, generous living room, and an expansive porch. The community offers a clubhouse, pool, and activities, and is conveniently located near shopping, dining, and about 30 minutes from Temecula wineries, Old Town, and Pechanga Resort. Please note, so

Key facts

• New doors
• New shower
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW DOORS
• MODERN UPDATED FLOORING
• NEW VANITIES
• NEW SHOWER

Property features AI

Finance

• Other: Sprinklers: none
• Financial info: Monthly land lease of $712.50 (park lease)
• HOA & community: Part of an association; Senior community; Association amenities include pool, spa, clubhouse, permitted pets and security

Exterior

• Parking: Park name: Hillside
• Security: Community security (association amenity)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected
• Home design: Single-story home; Mobile home remains on site
• Construction: Year built (public records); Mobile home dimensions approximately 40' x 24'
• Exterior features: Community pool; Street lighting

Interior

• Kitchen: Kitchen included
• Bedrooms: All bedrooms located on the ground floor
• Bathrooms: 2 full bathrooms; Master bathroom with double sinks; Bathtub and walk-in shower
• Heating & cooling: Central furnace heating
• Interior features: Unfurnished; Front porch entry; Single-level (one story); Entry on main level
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.6% in Menifee — 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 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: schools D+, health & safety D+, amenities D.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 197 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,366/mo this rent would consume 49% of the median local household income ($58k/yr) (locally 1163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 6.1% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $145k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $132,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27701 Murrieta #82	0.12mi	2/2.0	1,440 (0%)	1mo	$100,000	$69	94
27701 Murrieta #56	0.12mi	3/2.0 (+1)	1,440 (0%)	2mo	$100,000	$69	88
27701 Murrieta Rd #255	0.12mi	2/2.0	1,344 (-7%)	0mo	$45,000	$33	83
27701 Murrieta Rd #111	0.12mi	3/2.0 (+1)	1,508 (+5%)	2mo	$115,000	$76	80
27250 Murrieta #120	0.57mi	2/2.0	1,440 (0%)	1mo	$200,000	$139	73
27250 Murrieta Rd #109	0.57mi	2/2.0	1,440 (0%)	1mo	$170,600	$118	72
27250 Murrieta #217	0.57mi	3/2.0 (+1)	1,488 (+3%)	2mo	$215,000	$144	61
27250 Murrieta Rd #359	0.57mi	2/2.0	1,320 (-8%)	1mo	$55,000	$42	58
27250 Murrieta #85	0.57mi	2/2.0	1,570 (+9%)	0mo	$145,000	$92	58
27250 Murrieta Rd #332	0.57mi	2/2.0	1,570 (+9%)	1mo	$160,000	$102	57
27250 Murrieta #126	0.53mi	3/2.0 (+1)	1,568 (+9%)	0mo	$225,000	$143	55
27250 Murrieta Rd #216	0.57mi	2/2.0	1,296 (-10%)	2mo	$110,000	$85	55

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.97×
• Total profit: $39,386
• Equity at exit: $21,620

10-year hold

• IRR: 32.7%
• Equity multiple: 4.42×
• Total profit: $138,847
• Equity at exit: $12,537

Cash invested: $40,600 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 197
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $867

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 58%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	1d	1	0.21mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	10d	1	0.29mi
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	19d	1	0.39mi
28055 Grosse Point Dr Menifee, CA	1.0	1.0	1767	$1,495	$0.85	1d	1	0.40mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	1d	1	0.40mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	1d	1	0.46mi
26217 Birkdale Rd Menifee, CA	1.0	1.0	876	$2,150	$2.45	1d	1	0.46mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	22d	1	0.50mi
28323 Murrieta Rd Menifee, CA	2.0	2.0	1098	$2,350	$2.14	20d	1	0.51mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	22d	1	0.56mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	15d	1	0.63mi
28461 Portsmouth Dr Menifee, CA	3.0	2.0	1450	$2,685	$1.85	1d	1	0.75mi
25781 Interlechen Dr Menifee, CA	3.0	2.0	1554	$2,800	$1.80	1d	1	0.94mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	10d	1	1.00mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	1d	1	1.00mi
28880 Amersfoot Way Menifee, CA	2.0	2.0	1386	$2,400	$1.73	1d	1	1.06mi
28894 Portsmouth Dr Menifee, CA	2.0	2.0	1500	$2,400	$1.60	1d	1	1.13mi
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	1d	1	1.15mi
25946 Ridgemoor Rd Menifee, CA	3.0	2.0	1308	$2,575	$1.97	24d	1	1.17mi
25946 Ridgemoor Rd Menifee, CA	3.0	2.0	1308	$2,575	$1.97	1d	1	1.17mi
28244 Encanto Dr Menifee, CA	2.0	2.0	900	$2,300	$2.56	1d	1	1.28mi
28301 Encanto Dr Unit 10 Menifee, CA	2.0	2.0	900	$2,200	$2.44	17d	1	1.28mi
28301 Encanto Dr Menifee, CA	2.0	1.0–2.0	873	$2,025	$2.32	1d	5	1.35mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	24d	1	1.39mi
29216 Deer Creek Cir Menifee, CA	1.0	1.0	949	$1,200	$1.26	3d	1	1.41mi
25349 Silverwood Ln Menifee, CA	3.0	2.0	1598	$3,495	$2.19	15d	1	1.41mi
29272 Murrieta Rd Unit 1 Menifee, CA	2.0	1.0	940	$1,995	$2.12	1d	1	1.43mi
28377 Encanto Dr Menifee, CA	1.0–3.0	1.0–2.0	815	$2,150	$2.64	1d	7	1.46mi
29250 Murrieta Rd Menifee, CA	2.0	2.0	975	$2,200	$2.26	1d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $145,000 Active 15 DOM
2. 2026-06-17
   days on market $145,000 Active 14 DOM
3. 2026-06-16
   days on market $145,000 Active 13 DOM
4. 2026-06-13
   days on market $145,000 Active 12 DOM
5. 2026-06-09
   days on market $145,000 Active 8 DOM
6. 2026-06-08
   days on market $145,000 Active 7 DOM
7. 2026-06-07
   days on market $145,000 Active 6 DOM
8. 2026-06-04
   days on market $145,000 Active 3 DOM
9. 2026-06-03
   days on market $145,000 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $145,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,395
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$4,218
• Taxable income: $8,611
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $8,341/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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 1% Other Indo-European 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

+628.6% since first listed

24 events — show timeline

• 2026-06-01 Listed $145,000 CRMLS
• 2025-12-04 Listing Removed — CRMLS
• 2025-11-25 Relisted — CRMLS
• 2025-11-19 Relisted — CRMLS
• 2025-11-13 Listed $69,000 CRMLS
• 2025-02-14 Price Changed $134,999 CRMLS
• 2025-01-28 Price Changed $139,000 CRMLS
• 2025-01-09 Price Changed $145,000 CRMLS
• 2024-11-27 Listed $149,000 CRMLS
• 2024-11-25 Coming Soon — CRMLS
• 2024-11-16 Listing Removed — CRMLS
• 2024-09-27 Price Changed $143,900 CRMLS
• 2024-07-11 Price Changed $149,999 CRMLS
• 2024-05-24 Listed $155,000 CRMLS
• 2020-08-10 Sold (MLS) $38,000 CRMLS
• 2020-08-08 Pending — CRMLS
• 2020-07-31 Contingent — CRMLS
• 2020-07-09 Price Changed $50,000 CRMLS
• 2020-06-06 Listed $55,000 CRMLS
• 2012-11-01 Sold (MLS) $14,500 CRMLS
• 2012-10-25 Pending — CRMLS
• 2012-05-29 Relisted — CRMLS
• 2012-05-22 Pending — CRMLS
• 2011-11-08 Listed $19,900 CRMLS

Property tax history

-2.6%/yr

Latest (2025): $170 · +2.2% YoY. Source: county tax records.