2751 S Reche Cyn #162 · Moreno Valley, CA 92324

$99,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 60 Days on market

Built 1970 1,200 ac lot $101/sqft · 15% below area Est $105k · 6% 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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy home located in the desirable City of Colton. Situated within a friendly community, this 2-bedroom, 1-bath mobile home offers comfort and functionality throughout. Upon entry, you’ll find a versatile bonus space ideal for a small office or additional storage. The home opens up to a spacious living room with a designated dining area off to the side. Laminate flooring runs throughout, completed in 2022.The kitchen features updated cabinetry installed in 2020, along with a convenient laundry area and direct access to the carport. The HVAC system was replaced in 2017 and serviced in 2022.A well-maintained home with thoughtful updates ready for its next owner!

Key facts

• 1200 acre lot
• Built 1970
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Moreno Valley Unified (suburban): math 23% / reading 34% proficiency, ranked #1,050 of 1,400 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.5%/yr); 103 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/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 $684 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 + 2.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $81k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.08% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.78%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $105,159
• List price: $99,000
• Delta: -5.86%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2751 Reche Canyon Rd #125	0.00mi	2/2.0	840 (-14%)	11mo	$110,000	$131	67

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.55×
• Total profit: $42,953
• Equity at exit: $14,761

10-year hold

• IRR: 43.1%
• Equity multiple: 4.99×
• Total profit: $110,596
• Equity at exit: $8,560

Cash invested: $27,720 (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 92324

• Rents YoY: 2.5%
• Active inventory: 103
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $942

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,010	-5% $976	+0% $942	+5% $908	+10% $874
Rent	-10% $779	-5% $861	+0% $942	+5% $1,023	+10% $1,105
Rate	-1.0pp $992	-0.5pp $967	base $942	+0.5pp $916	+1.0pp $890

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $99,000 Active 60 DOM
2. 2026-06-18
   days on market $99,000 Active 57 DOM
3. 2026-06-17
   days on market $99,000 Active 56 DOM
4. 2026-06-16
   days on market $99,000 Active 55 DOM
5. 2026-06-15
   days on market $99,000 Active 54 DOM
6. 2026-06-13
   days on market $99,000 Active 52 DOM
7. 2026-06-13
   days on market $99,000 Active 51 DOM
8. 2026-06-09
   days on market $99,000 Active 48 DOM
9. 2026-06-08
   days on market $99,000 Active 47 DOM
10. 2026-06-07
    days on market $99,000 Active 46 DOM
11. 2026-06-04
    days on market $99,000 Active 43 DOM
12. 2026-06-03
    days on market $99,000 Active 42 DOM
13. 2026-06-02
    days on market $99,000 Active 41 DOM
14. 2026-06-01
    days on market $99,000 Active 40 DOM
15. 2026-05-31
    days on market $99,000 Active 39 DOM
16. 2026-04-22
    status Active 690-char remark

    Show marketing remark (690 chars)

    Welcome to this cozy home located in the desirable City of Colton. Situated within a friendly community, this 2-bedroom, 1-bath mobile home offers comfort and functionality throughout. Upon entry, you’ll find a versatile bonus space ideal for a small office or additional storage. The home opens up to a spacious living room with a designated dining area off to the side. Laminate flooring runs throughout, completed in 2022.The kitchen features updated cabinetry installed in 2020, along with a convenient laundry area and direct access to the carport. The HVAC system was replaced in 2017 and serviced in 2022.A well-maintained home with thoughtful updates ready for its next owner!

17. 2026-04-22
    price $99,000 690-char remark

    Show marketing remark (690 chars)

    Welcome to this cozy home located in the desirable City of Colton. Situated within a friendly community, this 2-bedroom, 1-bath mobile home offers comfort and functionality throughout. Upon entry, you’ll find a versatile bonus space ideal for a small office or additional storage. The home opens up to a spacious living room with a designated dining area off to the side. Laminate flooring runs throughout, completed in 2022.The kitchen features updated cabinetry installed in 2020, along with a convenient laundry area and direct access to the carport. The HVAC system was replaced in 2017 and serviced in 2022.A well-maintained home with thoughtful updates ready for its next owner!

18. 2026-04-03
    listed $97,500 Active 690-char remark

    Show marketing remark (690 chars)

    Welcome to this cozy home located in the desirable City of Colton. Situated within a friendly community, this 2-bedroom, 1-bath mobile home offers comfort and functionality throughout. Upon entry, you’ll find a versatile bonus space ideal for a small office or additional storage. The home opens up to a spacious living room with a designated dining area off to the side. Laminate flooring runs throughout, completed in 2022.The kitchen features updated cabinetry installed in 2020, along with a convenient laundry area and direct access to the carport. The HVAC system was replaced in 2017 and serviced in 2022.A well-maintained home with thoughtful updates ready for its next owner!

19. 2026-03-24
    historical $97,500 690-char remark

    Show marketing remark (690 chars)

    Welcome to this cozy home located in the desirable City of Colton. Situated within a friendly community, this 2-bedroom, 1-bath mobile home offers comfort and functionality throughout. Upon entry, you’ll find a versatile bonus space ideal for a small office or additional storage. The home opens up to a spacious living room with a designated dining area off to the side. Laminate flooring runs throughout, completed in 2022.The kitchen features updated cabinetry installed in 2020, along with a convenient laundry area and direct access to the carport. The HVAC system was replaced in 2017 and serviced in 2022.A well-maintained home with thoughtful updates ready for its next owner!

20. 2024-05-07
    soldstatus $81,000 Closed Sale 752-char remark

    Show marketing remark (752 chars)

    Come on in and find the Cozy Home located in the wonderful City of Colton. As you enter the park, you'll be greeted by the park residents who. The mobile home has a total of 2BED 1BATH, with its own personal touches including all its appliances. All blinds and curtains are new and will be staying in the home. As you enter the home, a well sized additional space at the entry for either a small office or storage room. Entering into the home, a nice open living room area with a dining area to the right corner side. Laminate flooring throughout the entire home completed in 2022. Kitchen Cabinetry was replaced in 2020. Washer/Dryer located in the kitchen area near the exit door to the carport. HVAC system was replaced in 2017 and serviced in 2022.

21. 2024-03-15
    status Pending Sale 752-char remark

    Show marketing remark (752 chars)

    Come on in and find the Cozy Home located in the wonderful City of Colton. As you enter the park, you'll be greeted by the park residents who. The mobile home has a total of 2BED 1BATH, with its own personal touches including all its appliances. All blinds and curtains are new and will be staying in the home. As you enter the home, a well sized additional space at the entry for either a small office or storage room. Entering into the home, a nice open living room area with a dining area to the right corner side. Laminate flooring throughout the entire home completed in 2022. Kitchen Cabinetry was replaced in 2020. Washer/Dryer located in the kitchen area near the exit door to the carport. HVAC system was replaced in 2017 and serviced in 2022.

22. 2024-02-28
    listed $75,000 Active 752-char remark

    Show marketing remark (752 chars)

    Come on in and find the Cozy Home located in the wonderful City of Colton. As you enter the park, you'll be greeted by the park residents who. The mobile home has a total of 2BED 1BATH, with its own personal touches including all its appliances. All blinds and curtains are new and will be staying in the home. As you enter the home, a well sized additional space at the entry for either a small office or storage room. Entering into the home, a nice open living room area with a dining area to the right corner side. Laminate flooring throughout the entire home completed in 2022. Kitchen Cabinetry was replaced in 2020. Washer/Dryer located in the kitchen area near the exit door to the carport. HVAC system was replaced in 2017 and serviced in 2022.

23. 2017-10-20
    soldstatus $44,000 Closed Sale
24. 2017-09-23
    historical Active Under Contract
25. 2017-05-30
    listed $44,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,701
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$2,880
• Taxable income: $10,343
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $8,821/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: Moreno Valley Unified
• NCES district ID: 0625800
• Math proficiency: 23% ▲ 1.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $55,495
• Composite: 28.36/100
• National rank: #12131
• State rank: #1050 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 57,365
• Household income: $71,078
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2195.0

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% Two or more races 24% White 11% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 49% Tagalog/Filipino 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: ▼ -270.99%
• Current HPI: 451.2973
• Rent YoY: ▲ 2.50%
• 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

+120.0% since first listed

10 events — show timeline

• 2026-04-22 Relisted — CRMLS
• 2026-04-22 Price Changed $99,000 CRMLS
• 2026-04-03 Listed $97,500 CRMLS
• 2026-03-24 Coming Soon $97,500 CRMLS
• 2024-05-07 Sold (MLS) $81,000 CRMLS
• 2024-03-15 Pending — CRMLS
• 2024-02-28 Listed $75,000 CRMLS
• 2017-10-20 Sold (MLS) $44,000 CRMLS
• 2017-09-23 Contingent — CRMLS
• 2017-05-30 Listed $44,999 CRMLS

Property tax history

-16.1%/yr

Latest (2015): $57 · +1.8% YoY. Source: county tax records.