975 California #60 · Calimesa, CA 92320

$88,999

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 17 Days on market

Built 1977 $66/sqft · 18% below area Est $109k · 18% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

Key facts

• Parking
• Community pool
• Built 1977

Property features AI

Finance

• Financial info: Land lease amount $650
• HOA & community: Senior community; Located in The Colony park; Foothills community setting; Land lease applicable

Exterior

• Parking: 1 carport space; 1 parking space
• Utilities: Public sewer; District/public water; Natural gas available
• Home design: Single-story mobile home; Mobile home remains on lot; Entry on front
• Construction: Year built: other/unspecified
• Exterior features: In-ground, fenced community pool; Close to clubhouse; Ramp to main level; One shed on property

Interior

• Kitchen: Self-cleaning oven; Free-standing gas range; Corian counters
• Bedrooms: All bedrooms on main level; Primary bathroom on main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Corian counters; Ceiling fan; One-level living; Front entry
• Laundry & utility: Washer included; Washer hookup; Inside laundry in a separate room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 6.7% in Calimesa — 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 55/100 on livability (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, schools D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask is 70% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; list at $89k implies a 70% 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 $87,664 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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: 2.68% ✓
• Cap rate: 23.36%
• Cash-on-cash: 60.95%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $108,844
• List price: $88,999
• Delta: -18.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
975 California St #64	0.00mi	2/2.0 (-1)	1,248 (-7%)	1mo	$160,000	$128	82
975 California St #75	0.00mi	3/2.0	1,440 (+7%)	10mo	$118,000	$82	80
975 California St #49	0.00mi	2/2.0 (-1)	1,440 (+7%)	8mo	$125,000	$87	76
950 California #82	0.16mi	2/2.0 (-1)	1,440 (+7%)	1mo	$99,900	$69	75
950 California St #45	0.15mi	2/2.0 (-1)	1,330 (-1%)	14mo	$112,000	$84	75
975 California St #54	0.00mi	2/2.0 (-1)	1,248 (-7%)	10mo	$107,000	$86	74
975 California St #20	0.00mi	2/2.0 (-1)	1,481 (+10%)	15mo	$122,000	$82	65
975 CALIFORNIA St #84	0.06mi	2/2.0 (-1)	1,440 (+7%)	19mo	$115,000	$80	64
975 California St #83	0.00mi	2/2.0 (-1)	1,152 (-14%)	14mo	$99,000	$86	60
950 California #44	0.11mi	2/2.0 (-1)	1,440 (+7%)	23mo	$88,000	$61	59
210 El Serene Ln	0.49mi	3/2.0	1,512 (+12%)	14mo	$460,000	$304	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 3.66×
• Total profit: $66,231
• Equity at exit: $13,270

10-year hold

• IRR: 64.5%
• Equity multiple: 7.49×
• Total profit: $161,626
• Equity at exit: $7,695

Cash invested: $24,920 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 67
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,266

Break-even live

Break-even rent $779

Max offer price $88,999

Occupancy floor 42%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	0.37mi
907 Fremont St Calimesa, CA	3.0	2.0	1302	$3,200	$2.46	18d	1	0.74mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	43d	1	1.07mi
12837 2nd St Yucaipa, CA	3.0–4.0	2.5–3.0	1688	$3,450	$2.04	1d	31	1.29mi
642 West Avenue L Unit L Calimesa, CA	3.0	1.0	1368	$2,200	$1.61	16d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $88,999 Active 17 DOM
2. 2026-06-17
   days on market $88,999 Active 16 DOM
3. 2026-06-16
   days on market $88,999 Active 15 DOM
4. 2026-06-15
   days on market $88,999 Active 14 DOM
5. 2026-06-13
   days on market $88,999 Active 12 DOM
6. 2026-06-13
   days on market $88,999 Active 11 DOM
7. 2026-06-09
   days on market $88,999 Active 8 DOM
8. 2026-06-08
   days on market $88,999 Active 7 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    days on market $88,999 Active 6 DOM
11. 2026-06-04
    days on market $88,999 Active 3 DOM
12. 2026-06-03
    days on market $88,999 Active 2 DOM
13. 2026-06-02
    status $88,999 Active 1 DOM
14. 2026-04-30
    historical $88,999 559-char remark
15. 2017-08-18
    soldstatus $52,500 Closed Sale 991-char remark

    Show marketing remark (991 chars)

    This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

16. 2017-08-03
    status Pending Sale 991-char remark

    Show marketing remark (991 chars)

    This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

17. 2017-07-26
    historical Hold Do Not Show 991-char remark

    Show marketing remark (991 chars)

    This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

18. 2017-07-01
    status Active 991-char remark

    Show marketing remark (991 chars)

    This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

19. 2017-06-14
    status Pending Sale 991-char remark

    Show marketing remark (991 chars)

    This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

20. 2017-05-27
    listed $52,500 Active 991-char remark

    Show marketing remark (991 chars)

    This Gorgeous Home in a Senior Park has Been Upgraded & Remodeled Like New! Interior & Exterior have been Painted in Fresh Current Colors, Double Pane Windows and Upgraded Carpet & Laminate Tile Flooring installed Throughout. Old Kitchen was gutted and Beautiful Hard Wood Cabinetry Installed along with Corian Counters, Like New GE Appliances (Includes Refrigerator), Light Fixtures and Large Pantry. Master Suite enjoys Full Length Closet and Master Bath Remodeled to include Double Sink & Vanity with Matching Floor to Ceiling Linen Closet. You will LOVE the Guest Bedroom and Retreat that would make a Nice Office, Sitting Area, Den etc. Laundry Room has Hard Wood Storage Cabinets and Includes Washer & Dryer. Front Porch has been Enclosed with Permits adding even More Usable Space to this Home. Over-size Shed makes a Great Work Shop and Storage Room. Easy Care Landscaping in a Clean, Friendly & Affordable Senior Park! Don't Miss Seeing This One!

21. 2009-11-01
    price $42,900 Expired
22. 2009-10-13
    historical
23. 2009-10-12
    soldstatus $24,000 Closed
24. 2009-09-23
    historical Active Under Contract
25. 2009-09-05
    listed $27,900 Active
26. 2007-11-01
    historical
27. 2007-08-14
    listed $52,900
28. 2005-07-27
    soldstatus $54,900
29. 2005-05-27
    listed $54,900

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,569
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$2,589
• Taxable income: $14,644
• Est. tax owed @ 24.0%: −$3,515
• After-tax cash flow: $11,675/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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

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: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

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: ▼ -104.13%
• Current HPI: 364.3627
• 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

+62.1% since first listed

18 events — show timeline

• 2026-06-02 Relisted — CRMLS
• 2026-05-20 Relisted — CRMLS
• 2026-04-30 Coming Soon $88,999 CRMLS
• 2017-08-18 Sold (MLS) $52,500 CRMLS
• 2017-08-03 Pending — CRMLS
• 2017-07-26 Delisted — CRMLS
• 2017-07-01 Relisted — CRMLS
• 2017-06-14 Pending — CRMLS
• 2017-05-27 Listed $52,500 CRMLS
• 2009-11-01 Price Changed $42,900 CRMLS
• 2009-10-13 Listing Removed — CRMLS
• 2009-10-12 Sold (MLS) $24,000 CRMLS
• 2009-09-23 Contingent — CRMLS
• 2009-09-05 Listed $27,900 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-08-14 Listed $52,900 CRMLS
• 2005-07-27 Sold (MLS) $54,900 CRMLS
• 2005-05-27 Listed $54,900 CRMLS

Property tax history

-6.1%/yr

Latest (2025): $174 · +4.1% YoY. Source: county tax records.