9391 California Ave #17 · Riverside, CA 92503

$125,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 10 Days on market

Built 1973 Good condition Est $98k · 28% over

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Why this score? — see what drove the C+ 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 +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 2-bedroom, 2-bath mobile home that is truly move-in ready! This charming home features updated finishes throughout, a spacious and inviting layout, and plenty of natural light. Perfect for anyone looking for comfort, convenience, and a low-maintenance lifestyle. Just bring your furniture and start enjoying your new home from day one. Don't miss this fantastic opportunity—it won't last long!

Key facts

• Community pool
• Built 1973
• Listed 10 days

Property features AI

Finance

• Other: Lot feature: 0-1 Unit/Acre; Elevation measured in feet; Living area source: public records
• HOA & community: Senior community; Land lease $1,150 (land lease applies); Rent includes pool and water

Exterior

• Parking: Located in Riverside Country Club park
• Utilities: Public sewer; District/Public water
• Home design: Single-story/mobile home (mobile home remains); Double body type
• Construction: Mobile width 12 ft and length 12 ft; Year built per public records
• Exterior features: Community pool; Curbs

Interior

• Kitchen: Dishwasher; Electric stove; Water heater unit
• Bathrooms: 2 full bathrooms
• Interior features: One-level home with front entry; Entry located at the front
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 15.9% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $864 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 + 3.4% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $125,000

Questions for the listing agent

1. Built in 1973 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.89% ✓
• Cap rate: 15.95%
• Cash-on-cash: 34.47%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $97,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9391 California Ave #13	0.00mi	2/2.0	1,248 (+8%)	2mo	$50,000	$40	85
9391 California Ave #118	0.03mi	2/2.0	1,248 (+8%)	8mo	$114,900	$92	79
9391 California Ave #66	0.03mi	2/2.0	1,248 (+8%)	11mo	$60,000	$48	76
9391 California #77	0.03mi	2/2.0	1,296 (+12%)	23mo	$110,000	$85	59

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.28×
• Total profit: $44,797
• Equity at exit: $18,638

10-year hold

• IRR: 37.9%
• Equity multiple: 4.59×
• Total profit: $125,666
• Equity at exit: $10,808

Cash invested: $35,000 (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 92503

• Rents YoY: 3.4%
• Active inventory: 196
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,005

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,092	-5% $1,049	+0% $1,005	+5% $962	+10% $919
Rent	-10% $819	-5% $912	+0% $1,005	+5% $1,099	+10% $1,192
Rate	-1.0pp $1,068	-0.5pp $1,037	base $1,005	+0.5pp $973	+1.0pp $940

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4620 Van Buren Blvd Riverside, CA	1.0–2.0	1.0–2.0	665	$2,495	$3.75	2d	13	0.29mi
4119 Van Buren Blvd Riverside, CA	2.0	1.0	905	$2,025	$2.24	24d	2	0.30mi
4119 Van Buren Blvd Unit 25 Riverside, CA	2.0	1.0	905	$2,025	$2.24	22d	1	0.30mi
4115 Van Buren Blvd Apt 2 Riverside, CA	2.0	1.0	905	$2,025	$2.24	44d	1	0.31mi
4115 Van Buren Blvd Apt 2 Riverside, CA	2.0	1.0	905	$1,995	$2.20	21d	1	0.31mi
9400 Garfield St Riverside, CA	2.0	2.0	940	$2,150	$2.29	24d	1	0.46mi
4273 Wheeler St Riverside, CA	3.0	2.0	1000	$2,595	$2.60	3d	1	0.48mi
3928 Everest Ave Riverside, CA	2.0	1.0	1324	$2,000	$1.51	24d	1	0.53mi
9145 Audrey St Unit 1 Riverside, CA	2.0	1.0	850	$2,400	$2.82	44d	1	0.58mi
3904 Stotts St Riverside, CA	2.0	2.0	1100	$2,575	$2.34	45d	1	0.58mi
4185 Selma Ave Riverside, CA	2.0	1.0	1000	$2,750	$2.75	44d	1	0.61mi
4743 Jackson St #64 Riverside, CA	2.0	1.5	861	$2,095	$2.43	24d	1	0.65mi
3918 Jackson St Riverside, CA	2.0	1.0	900	$2,000	$2.22	24d	1	0.66mi
4853 Jackson St Unit C Riverside, CA	2.0	1.0	968	$1,900	$1.96	44d	1	0.79mi
4853 Jackson St Riverside, CA	2.0	1.0	968	$2,100	$2.17	44d	1	0.79mi
4859 Jackson St Riverside, CA	3.0	1.5	1226	$2,495	$2.04	15d	1	0.81mi
4859 Jackson St Unit B Riverside, CA	3.0	1.5	1226	$2,495	$2.04	22d	1	0.81mi
9090 Colony Pl Unit B Riverside, CA	2.0	1.0	888	$2,100	$2.36	44d	1	0.84mi
3750 Myers St Riverside, CA	1.0–2.0	1.0	803	$2,100	$2.61	44d	1	0.90mi
7721 Janet Ave Unit C Riverside, CA	2.0	1.0	900	$1,799	$2.00	24d	1	0.91mi
7721 Janet Ave Unit A Riverside, CA	3.0	2.0	900	$2,449	$2.72	24d	1	0.91mi
3688 Taft St Riverside, CA	3.0	2.0	1268	$3,250	$2.56	2d	1	0.92mi
4486 Santee Pl Riverside, CA	3.0	2.0	1400	$3,000	$2.14	20d	1	0.93mi
3905 Dawes St Riverside, CA	2.0	2.0	1193	$2,555	$2.14	3d	5	0.94mi
5910 Warren St Unit A7 Riverside, CA	2.0	1.0	750	$1,950	$2.60	24d	1	0.97mi
5910 Warren St Riverside, CA	2.0	1.0	750	$1,950	$2.60	17d	1	0.97mi
6195 Pegasus Dr Riverside, CA	2.0	1.0	810	$2,228	$2.75	3d	3	1.00mi
3626 Jackson St Unit 3636-L Riverside, CA	2.0	1.0	950	$2,250	$2.37	5d	1	1.01mi
8641 Garfield St Riverside, CA	3.0	2.0	1122	$2,995	$2.67	22d	1	1.03mi
8641 Garfield St Riverside, CA	3.0	2.0	1122	$2,995	$2.67	24d	1	1.03mi
10150 Cook Ave Riverside, CA	3.0	2.0	1469	$3,045	$2.07	5d	1	1.07mi
8715 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.5	1150	$2,200	$1.91	44d	4	1.07mi
9535 Hannah Way Unit 30 Riverside, CA	3.0	3.0	1465	$3,295	$2.25	17d	1	1.09mi
9535 Hannah Way Riverside, CA	3.0	3.0	1465	$3,195	$2.18	2d	1	1.09mi
9525 Hannah Way Riverside, CA	3.0	3.0	1464	$3,300	$2.25	10d	1	1.14mi
9513 Hannah Way Riverside, CA	3.0	3.0	1464	$3,195	$2.18	21d	1	1.14mi
3644 Harrison St Riverside, CA	2.0	1.0–2.0	805	$2,845	$3.53	44d	38	1.14mi
3644 Harrison St Unit 104 Riverside, CA	1.0	1.0	773	$2,445	$3.16	24d	1	1.14mi
3708 Broadmoor St Riverside, CA	2.0	1.0	1200	$2,695	$2.25	4d	1	1.14mi
9174 Indiana Ave Riverside, CA	1.0–3.0	1.0–2.0	941	$2,738	$2.91	2d	14	1.26mi

Listing history 8 events

1. 2026-06-18
   days on market $125,000 Coming Soon 10 DOM
2. 2026-06-17
   days on market $125,000 Coming Soon 9 DOM
3. 2026-06-16
   days on market $125,000 Coming Soon 8 DOM
4. 2026-06-15
   days on market $125,000 Coming Soon 7 DOM
5. 2026-06-13
   days on market $125,000 Coming Soon 5 DOM
6. 2026-06-13
   days on market $125,000 Coming Soon 4 DOM
7. 2026-06-09
   remarks 415-char remark
8. 2026-06-09
   listed $125,000 Coming Soon 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,394
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$3,636
• Taxable income: $10,713
• Est. tax owed @ 24.0%: −$2,571
• After-tax cash flow: $9,494/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This beautifully remodeled mobile home is move-in ready with good condition and minimal maintenance required. It offers a great opportunity for investors looking to increase its value through targeted updates.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental
• Both Painting — Fresh paint can make the home look more inviting and increase its value
• Both Landscaping — Landscaping can improve curb appeal and add value for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental ↑
• Both Painting — Fresh paint can make the home look more inviting and increase its value ↑
• Both Landscaping — Landscaping can improve curb appeal and add value for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,395
• Household income: $96,268
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 2337.0

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 61% White 24% Two or more races 15% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 44% English-only · Spanish 45% Other Indo-European 2% 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: ▼ -414.52%
• Current HPI: 393.407
• Rent YoY: ▲ 3.41%
• 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

1 event — show timeline

• 2026-06-09 Coming Soon $125,000 CRMLS