4080 Pedley #155 · Jurupa Valley, CA 92509

$160,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 117 Days on market

Built 1986 $119/sqft · 11% below area Est $180k · 11% under

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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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath manufactured home located in a desirable all-ages, family-friendly community. Enjoy access to community amenities including a pool, clubhouse, and more. This beautifully upgraded home offers a bright, open feel with abundant natural light. The fully remodeled kitchen showcases newer countertops, cabinets, modern light fixtures, newly upgraded flooring, NEWER AC, ROOF and WINDOWS. Generously sized rooms throughout the home. The primary suite features a spacious bathroom complete with a stand-up shower and a soaking tub—perfect for unwinding. The guest bathroom has been beautifully remodeled, offering modern finishes and a fresh, updated feel. Cozy up around the fireplace in the inviting living room, creating the perfect space to relax or entertain year-round. A nicely sized laundry room provides extra space for storage or functionality. Situated on a corner lot, this home offers a large yard with added privacy, making it ideal for outdoor enjoyment. A wonderful opportunity to enjoy comfort, upgrades, and community living all in one.

Key facts

• 2 garage spots
• Community pool
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

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 $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($95k/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 $1k of loan paydown is wiped out by about $5k 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 + 1.3% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.94% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.04%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $179,500
• List price: $160,000
• Delta: -10.86%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley Rd #47	0.00mi	3/2.0	1,344 (0%)	5mo	$175,000	$130	96
4080 Pedley Rd #145	0.00mi	3/2.0	1,440 (+7%)	7mo	$83,000	$58	82
4041 Pedley #4	0.23mi	3/2.0	1,272 (-5%)	0mo	$181,500	$143	80
4041 Pedley #135	0.31mi	4/2.0 (+1)	1,355 (+1%)	1mo	$177,500	$131	78
4041 Pedley Rd #16	0.23mi	3/2.0	1,248 (-7%)	7mo	$180,000	$144	71
4041 Pedley Rd #74	0.23mi	2/2.0 (-1)	1,440 (+7%)	3mo	$158,000	$110	70
3700-3700 Quartz Cyn #41	0.59mi	3/2.0	1,460 (+9%)	6mo	$220,000	$151	53
3700 Quartz Cyn #6	0.59mi	4/2.0 (+1)	1,404 (+4%)	12mo	$194,000	$138	50
3700 Quartz Canyon Rd #45	0.59mi	4/2.0 (+1)	1,468 (+9%)	9mo	$205,000	$140	44
3700 Quartz Canyon Rd #15	0.59mi	3/2.0	1,176 (-12%)	10mo	$200,000	$170	43
3700 Quartz Canyon Rd #118	0.59mi	4/2.0 (+1)	1,512 (+12%)	7mo	$190,000	$126	41
3700 Quartz Canyon Rd #48	0.59mi	4/2.0 (+1)	1,539 (+14%)	8mo	$222,000	$144	37

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.22×
• Total profit: $54,622
• Equity at exit: $23,857

10-year hold

• IRR: 36.2%
• Equity multiple: 4.07×
• Total profit: $137,515
• Equity at exit: $13,834

Cash invested: $44,800 (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 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,103 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,345

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,456	-5% $1,401	+0% $1,345	+5% $1,290	+10% $1,235
Rent	-10% $1,100	-5% $1,223	+0% $1,345	+5% $1,468	+10% $1,591
Rate	-1.0pp $1,426	-0.5pp $1,386	base $1,345	+0.5pp $1,304	+1.0pp $1,262

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8554 Wild Pony Dr Riverside, CA	3.0	2.0	1200	$3,000	$2.50	44d	1	0.38mi
3892 Kenneth St Jurupa Valley, CA	3.0	2.0	1700	$3,000	$1.76	45d	1	0.67mi

Listing history 21 events

1. 2026-06-18
   days on market $160,000 Active 117 DOM
2. 2026-06-17
   days on market $160,000 Active 116 DOM
3. 2026-06-16
   days on market $160,000 Active 115 DOM
4. 2026-06-15
   days on market $160,000 Active 114 DOM
5. 2026-06-13
   days on market $160,000 Active 112 DOM
6. 2026-06-13
   days on market $160,000 Active 111 DOM
7. 2026-06-09
   days on market $160,000 Active 108 DOM
8. 2026-06-08
   days on market $160,000 Active 107 DOM
9. 2026-06-07
   days on market $160,000 Active 106 DOM
10. 2026-06-04
    days on market $160,000 Active 103 DOM
11. 2026-06-03
    statusdays on market $160,000 Active 102 DOM
12. 2026-06-02
    days on market $160,000 Active Under Contract 101 DOM
13. 2026-06-01
    days on market $160,000 Active Under Contract 100 DOM
14. 2026-05-31
    days on market $160,000 Active Under Contract 99 DOM
15. 2026-05-07
    status Pending Sale 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming 3-bedroom, 2-bath manufactured home located in a desirable all-ages, family-friendly community. Enjoy access to community amenities including a pool, clubhouse, and more. This beautifully upgraded home offers a bright, open feel with abundant natural light. The fully remodeled kitchen showcases newer countertops, cabinets, modern light fixtures, newly upgraded flooring, NEWER AC, ROOF and WINDOWS. Generously sized rooms throughout the home. The primary suite features a spacious bathroom complete with a stand-up shower and a soaking tub—perfect for unwinding. The guest bathroom has been beautifully remodeled, offering modern finishes and a fresh, updated feel. Cozy up around the fireplace in the inviting living room, creating the perfect space to relax or entertain year-round. A nicely sized laundry room provides extra space for storage or functionality. Situated on a corner lot, this home offers a large yard with added privacy, making it ideal for outdoor enjoyment. A wonderful opportunity to enjoy comfort, upgrades, and community living all in one.

16. 2026-04-11
    status Active 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming 3-bedroom, 2-bath manufactured home located in a desirable all-ages, family-friendly community. Enjoy access to community amenities including a pool, clubhouse, and more. This beautifully upgraded home offers a bright, open feel with abundant natural light. The fully remodeled kitchen showcases newer countertops, cabinets, modern light fixtures, newly upgraded flooring, NEWER AC, ROOF and WINDOWS. Generously sized rooms throughout the home. The primary suite features a spacious bathroom complete with a stand-up shower and a soaking tub—perfect for unwinding. The guest bathroom has been beautifully remodeled, offering modern finishes and a fresh, updated feel. Cozy up around the fireplace in the inviting living room, creating the perfect space to relax or entertain year-round. A nicely sized laundry room provides extra space for storage or functionality. Situated on a corner lot, this home offers a large yard with added privacy, making it ideal for outdoor enjoyment. A wonderful opportunity to enjoy comfort, upgrades, and community living all in one.

17. 2026-04-07
    status Pending Sale 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming 3-bedroom, 2-bath manufactured home located in a desirable all-ages, family-friendly community. Enjoy access to community amenities including a pool, clubhouse, and more. This beautifully upgraded home offers a bright, open feel with abundant natural light. The fully remodeled kitchen showcases newer countertops, cabinets, modern light fixtures, newly upgraded flooring, NEWER AC, ROOF and WINDOWS. Generously sized rooms throughout the home. The primary suite features a spacious bathroom complete with a stand-up shower and a soaking tub—perfect for unwinding. The guest bathroom has been beautifully remodeled, offering modern finishes and a fresh, updated feel. Cozy up around the fireplace in the inviting living room, creating the perfect space to relax or entertain year-round. A nicely sized laundry room provides extra space for storage or functionality. Situated on a corner lot, this home offers a large yard with added privacy, making it ideal for outdoor enjoyment. A wonderful opportunity to enjoy comfort, upgrades, and community living all in one.

18. 2026-01-27
    listed $160,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming 3-bedroom, 2-bath manufactured home located in a desirable all-ages, family-friendly community. Enjoy access to community amenities including a pool, clubhouse, and more. This beautifully upgraded home offers a bright, open feel with abundant natural light. The fully remodeled kitchen showcases newer countertops, cabinets, modern light fixtures, newly upgraded flooring, NEWER AC, ROOF and WINDOWS. Generously sized rooms throughout the home. The primary suite features a spacious bathroom complete with a stand-up shower and a soaking tub—perfect for unwinding. The guest bathroom has been beautifully remodeled, offering modern finishes and a fresh, updated feel. Cozy up around the fireplace in the inviting living room, creating the perfect space to relax or entertain year-round. A nicely sized laundry room provides extra space for storage or functionality. Situated on a corner lot, this home offers a large yard with added privacy, making it ideal for outdoor enjoyment. A wonderful opportunity to enjoy comfort, upgrades, and community living all in one.

19. 2026-01-26
    historical $160,000 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming 3-bedroom, 2-bath manufactured home located in a desirable all-ages, family-friendly community. Enjoy access to community amenities including a pool, clubhouse, and more. This beautifully upgraded home offers a bright, open feel with abundant natural light. The fully remodeled kitchen showcases newer countertops, cabinets, modern light fixtures, newly upgraded flooring, NEWER AC, ROOF and WINDOWS. Generously sized rooms throughout the home. The primary suite features a spacious bathroom complete with a stand-up shower and a soaking tub—perfect for unwinding. The guest bathroom has been beautifully remodeled, offering modern finishes and a fresh, updated feel. Cozy up around the fireplace in the inviting living room, creating the perfect space to relax or entertain year-round. A nicely sized laundry room provides extra space for storage or functionality. Situated on a corner lot, this home offers a large yard with added privacy, making it ideal for outdoor enjoyment. A wonderful opportunity to enjoy comfort, upgrades, and community living all in one.

20. 2002-12-02
    historical
21. 2002-10-08
    listed $55,000

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,233
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$4,655
• Taxable income: $14,458
• Est. tax owed @ 24.0%: −$3,470
• After-tax cash flow: $12,675/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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

+190.9% since first listed

7 events — show timeline

• 2026-05-07 Pending — CRMLS
• 2026-04-11 Relisted — CRMLS
• 2026-04-07 Pending — CRMLS
• 2026-01-27 Listed $160,000 CRMLS
• 2026-01-26 Coming Soon $160,000 CRMLS
• 2002-12-02 Listing Removed — CRMLS
• 2002-10-08 Listed $55,000 CRMLS

Property tax history

-1.6%/yr

Latest (2025): $297 · +5.9% YoY. Source: county tax records.