655 E Main #53 · San Jacinto, CA 92583

$80,000

2 bd · 2.0 ba · 1,368 sqft · Manufactured · 55 Days on market

Built 1970 Good condition $58/sqft · 11% above area Est $72k · 11% 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
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and well-maintained manufactured home featuring 2 bedrooms and 2 bathrooms. This property offers a spacious interior with a convenient indoor laundry room. The home is clean and well cared for both inside and out, making it truly move-in ready. Ideally located just minutes from local schools (approximately 7 minutes) and close to shopping centers, dining, and everyday conveniences. A perfect opportunity for comfortable and affordable living—don’t miss out!

Key facts

• Close to dining
• Indoor laundry room
• Move in ready

Tags

• INDOOR LAUNDRY ROOM
• MOVE IN READY
• MINUTES FROM LOCAL SCHOOLS
• CLOSE TO SHOPPING CENTERS
• CLOSE TO DINING

Property features AI

Finance

• Other: Lot density: 0-1 unit per acre; Living area source: Assessor's data
• HOA & community: Senior community; Land lease of $660 per month

Exterior

• Parking: Located in Caravana Estates
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (12' x 57'); Mobile home remains on site
• Construction: Year built (per assessor); Double-wide body type
• Exterior features: Community pool; Sidewalks

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level layout; Front entry
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 3.8% in San Jacinto — 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 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, amenities F, cost of living F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Estudillo Elementary (726 students, 82% FRL); North Mountain Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 844 students, 90% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 86% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $553 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 2.70% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.81%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (median comp): $72,003
• List price: $80,000
• Delta: 11.11%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 E Main #83	0.05mi	3/2.0 (+1)	1,440 (+5%)	1mo	$80,000	$56	83
655 E Main St #1	0.05mi	2/2.0	1,440 (+5%)	19mo	$120,000	$83	73
335 E Mead	0.45mi	3/2.0 (+1)	1,426 (+4%)	5mo	$385,000	$270	63

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 3.67×
• Total profit: $59,714
• Equity at exit: $11,928

10-year hold

• IRR: 64.8%
• Equity multiple: 7.40×
• Total profit: $143,321
• Equity at exit: $6,917

Cash invested: $22,400 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,154

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,209	-5% $1,181	+0% $1,154	+5% $1,126	+10% $1,099
Rent	-10% $983	-5% $1,069	+0% $1,154	+5% $1,239	+10% $1,325
Rate	-1.0pp $1,194	-0.5pp $1,174	base $1,154	+0.5pp $1,133	+1.0pp $1,112

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	26d	1	0.12mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	0.34mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	0.38mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	0.47mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	0.47mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	26d	1	0.49mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	0.49mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	0.51mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	0.53mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	0.57mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	0.58mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	45d	1	0.63mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	45d	1	0.79mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	45d	1	0.85mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	45d	1	0.94mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	4d	1	1.17mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	1.17mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	0d	2	1.20mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	26d	1	1.22mi
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	11d	1	1.24mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	26d	1	1.25mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	0d	1	1.38mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	19d	1	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $80,000 Active 55 DOM
2. 2026-06-18
   days on market $80,000 Active 52 DOM
3. 2026-06-17
   days on market $80,000 Active 51 DOM
4. 2026-06-16
   days on market $80,000 Active 50 DOM
5. 2026-06-15
   days on market $80,000 Active 49 DOM
6. 2026-06-13
   days on market $80,000 Active 47 DOM
7. 2026-06-13
   days on market $80,000 Active 46 DOM
8. 2026-06-09
   days on market $80,000 Active 43 DOM
9. 2026-06-08
   days on market $80,000 Active 42 DOM
10. 2026-06-07
    days on market $80,000 Active 41 DOM
11. 2026-06-04
    days on market $80,000 Active 38 DOM
12. 2026-06-03
    days on market $80,000 Active 37 DOM
13. 2026-06-02
    days on market $80,000 Active 36 DOM
14. 2026-06-01
    days on market $80,000 Active 35 DOM
15. 2026-05-31
    days on market $80,000 Active 34 DOM
16. 2026-04-27
    listed $80,000 Active 482-char remark

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,925
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$2,327
• Taxable income: $13,368
• Est. tax owed @ 24.0%: −$3,208
• After-tax cash flow: $10,638/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with minimal repairs needed. Upgrades to the exterior and interior can significantly enhance its value.

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile flooring — Improves durability and adds value
• Both Upgrade kitchen appliances — Modernizes the space and adds value
• Both Install new windows — Improves energy efficiency and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile flooring — Improves durability and adds value ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑
• Both Install new windows — Improves energy efficiency and adds value ↑

ⓘ 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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

• 2026-04-27 Listed $80,000 CRMLS