52102 Date Ave · Cabazon, CA 92230

$269,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 33 Days on market

Built 1978 10,454 sqft lot $187/sqft · 13% above area Est $289k · 6% under

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Why this score? — see what drove the D 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).

• ARV discount +10.4/15.0
• Cash flow +9.7/30.0
• Appreciation +6.6/10.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.6/10.0

Listing remarks

HUGE DOUBLE LOT with 2 parcels! NEWLY RENOVATED to include: New interior paint, New lighting, New toilet, and new flooring. This fantastic home is situated facing the beautiful San Gorgonio Mountains. Offering ample space to park whatever you like, even room for a 2nd home or ADU! The property has so much to offer from its oversized lot that is completely fenced to the large living space with 3 bedrooms, 2 baths and bonus room which could be used as a 4th bedroom, additional living space or home office. The property also has a very spacious storage shed/unit with power. So bring your family and toys. .. .parking for multiple RV's, Boats, etc.

Key facts

• Double lot
• Parking for rvs
• Fenced lot

Tags

• DOUBLE LOT
• NEWLY RENOVATED
• FENCED LOT
• SPACIOUS STORAGE SHED
• PARKING FOR RVS

Property features AI

Finance

• Other: Property has no accessory dwelling unit; Additional parcel referenced (parcel number 5281030346); Parcel number 528103035; Has a view
• HOA & community: Community described as valley and urban

Exterior

• Parking: Two-car garage with two garage doors; RV access and gated RV parking; Uncovered parking for about 10 vehicles; Total of approximately 12 parking spaces
• Utilities: Public/district water; Septic (type unknown)
• Home design: Manufactured house; Single-story; Faces north; Estimated living area
• Construction: Year built source: Assessor
• Exterior features: Yard; Storage building; No pool

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central furnace heating; Wall/window cooling
• Interior features: One-level home; Entry on the main level; Bonus room; Primary suite; Laundry room
• Laundry & utility: Inside laundry in its own room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (34.3% below list).
• Recommended offer: $177k (34.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#926 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: cost of living D+, employment D, amenities F.
• Banning Unified (suburban): math 15% / reading 25% proficiency, ranked #1,258 of 1,400 in CA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary (783 students, 89% FRL); Nicolet Middle (975 students, 90% FRL); Banning High (1,146 students, 87% FRL).
• Market conditions: 67 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.2% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $92k; list at $270k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $177,382 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 12.7

CMA / ARV

• ARV (median comp): $288,582
• List price: $269,900
• Delta: -2.97%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15035 Sunrise Ave	0.35mi	2/2.0	1,440 (0%)	5mo	$315,000	$219	80
51945 Adele Ave	0.18mi	2/2.0	1,440 (0%)	15mo	$295,000	$205	79
52076 Maxine Ave	0.05mi	3/2.0 (+1)	1,344 (-7%)	6mo	$283,000	$211	77
52224 Date Ave	0.13mi	3/2.0 (+1)	1,344 (-7%)	21mo	$300,000	$223	61
51663 Riza Ave	0.50mi	3/2.0 (+1)	1,624 (+13%)	19mo	$345,000	$212	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.21×
• Total profit: $16,215
• Equity at exit: $124,488

10-year hold

• IRR: 6.9%
• Equity multiple: 2.07×
• Total profit: $80,909
• Equity at exit: $194,320

Cash invested: $75,572 (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 92230

• Home prices YoY: 0.6%
• Active inventory: 67
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$112
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-301

Break-even live

Break-even rent $2,155

Max offer price $216,739

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-225	+0% $-301	+5% $-377	+10% $-776
Rent	-10% $-441	-5% $-371	+0% $-301	+5% $-231	+10% $-161
Rate	-1.0pp $-165	-0.5pp $-232	base $-301	+0.5pp $-371	+1.0pp $-442

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $269,900 Active 33 DOM
2. 2026-06-18
   days on market $269,900 Active 30 DOM
3. 2026-06-17
   days on market $269,900 Active 29 DOM
4. 2026-06-16
   days on market $269,900 Active 28 DOM
5. 2026-06-15
   days on market $269,900 Active 27 DOM
6. 2026-06-13
   days on market $269,900 Active 25 DOM
7. 2026-06-13
   days on market $269,900 Active 24 DOM
8. 2026-06-09
   days on market $269,900 Active 21 DOM
9. 2026-06-08
   days on market $269,900 Active 20 DOM
10. 2026-06-07
    days on market $269,900 Active 19 DOM
11. 2026-06-04
    days on market $269,900 Active 16 DOM
12. 2026-06-03
    days on market $269,900 Active 15 DOM
13. 2026-06-02
    days on market $269,900 Active 14 DOM
14. 2026-06-01
    days on market $269,900 Active 13 DOM
15. 2026-05-31
    days on market $269,900 Active 12 DOM
16. 2026-05-19
    listed $269,900 Active 650-char remark
17. 2026-05-02
    historical
18. 2026-03-01
    listed $280,000 Active
19. 2026-02-28
    historical
20. 2026-02-23
    status Active
21. 2025-12-12
    status Pending Sale
22. 2025-11-17
    listed $299,000 Active
23. 2025-08-25
    listed $299,000 Active
24. 2017-09-12
    soldstatus $92,500 Closed Sale
25. 2017-08-22
    status Pending Sale
26. 2017-07-28
    price $105,000
27. 2017-07-06
    price $115,000
28. 2017-06-07
    price $119,000
29. 2017-05-31
    price $119,999
30. 2017-05-05
    listed $130,000 Active
31. 2014-02-11
    soldstatus $75,000 Closed
32. 2014-02-11
    soldstatus $15,000
33. 2013-12-27
    status Pending
34. 2013-12-20
    listed $75,000 Active
35. 2012-03-07
    historical
36. 2012-02-14
    listed $75,000 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$1,461/yr (+$122/mo · 247.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,286
• − Mortgage interest: −$15,119
• − Property taxes: −$590
• − Insurance: −$2,852
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$7,852
• Taxable loss: −$8,532
• Est. tax savings @ 24.0%: +$2,048
• After-tax cash flow: $-1,563/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: Banning Unified
• NCES district ID: 0603840
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $39,303
• Composite: 20.12/100
• National rank: #13850
• State rank: #1258 of 1400 in CA

Livability — Cabazon

• Score: 53/100
• State rank: #926
• US rank: #24243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabazon, CA
• City population: 2,105
• Population (ZIP): 2,105

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 0.55)
• Race & ethnicity: Hispanic / Latino 53% White 41% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Iranian 5% Scandinavian 2% Portuguese 2%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 37% 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: ▲ 3.21%
• Current HPI: 549.9479
• Rent YoY: —
• Metro: —
• 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

+259.9% since first listed

21 events — show timeline

• 2026-05-19 Listed $269,900 CRMLS
• 2026-05-02 Listing Removed — CRMLS
• 2026-03-01 Listed $280,000 CRMLS
• 2026-02-28 Listing Removed — CRMLS
• 2026-02-23 Relisted — CRMLS
• 2025-12-12 Pending — CRMLS
• 2025-11-17 Listed $299,000 CRMLS
• 2025-08-25 Listed $299,000 CRMLS
• 2017-09-12 Sold (MLS) $92,500 CRMLS
• 2017-08-22 Pending — CRMLS
• 2017-07-28 Price Changed $105,000 CRMLS
• 2017-07-06 Price Changed $115,000 CRMLS
• 2017-06-07 Price Changed $119,000 CRMLS
• 2017-05-31 Price Changed $119,999 CRMLS
• 2017-05-05 Listed $130,000 CRMLS
• 2014-02-11 Sold (Public Records) $15,000 Public Records
• 2014-02-11 Sold (MLS) $75,000 CRMLS
• 2013-12-27 Pending — CRMLS
• 2013-12-20 Listed $75,000 CRMLS
• 2012-03-07 Listing Removed — CRMLS
• 2012-02-14 Listed $75,000 CRMLS

Property tax history

+5.4%/yr

Latest (2025): $590 · +1.7% YoY. Source: county tax records.