950 CALIFORNIA St #116 · Calimesa, CA 92320

$79,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 11 Days on market

Built 1970 Fair condition Est $98k · 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

~GREAT HOME~NICELY SITUATED IN A CUL-DE-SAC LOCATED IN CALIMESAS 55+ COMMUNITY OF THE CALIFORNIAN. .. LOW SPACE RENT ONLY $613~ ~UPGRADES INCLUDE. .. .NEWER CENTRAL HEATING & AIR ONLY APPROX 8 YEARS OLD PLUS AN EVAPORATIVE COOLER~FULLY UPDATED ELECTRICAL SYSTEM FEATURING NEW WIRING, CIRCUITS AND ELECTRICAL PANEL PLUS ALL NEW OUTLETS AND SWITCHES. .. INSTALLED IN DEC 2025 AT A COST OF $10,000~FRESHLY PAINTED INTERIOR IN 2021~BRIGHT LIVING ROOM WITH WALL-TO-WALL WINDOWS IN THE FRONT PLUS CEILING FAN~FULL SIZE DINING ROOM WITH BUILT-IN HUTCH PLUS CEILING FAN~SPACIOUS GALLEY KITCHEN WITH PLENTY OF CABINET AND COUNTER SPACE~HALLWAY WITH DOUBLE DOOR PANTRY~PRIMARY BEDROOM IS QUEEN SIZE WIT

Key facts

• Central heating
• Ceiling fan
• Galley kitchen

Tags

• CENTRAL HEATING
• EVAPORATIVE COOLER
• WALL-TO-WALL WINDOWS
• CEILING FAN
• BUILT-IN HUTCH
• GALLEY KITCHEN

Property features AI

Finance

• Financial info: Land lease: $598 per month (seller-provided)
• HOA & community: Senior community; Suburban neighborhood; Manager approval required; Pets allowed

Exterior

• Parking: Located in CALIFORNIAN park
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home on site (20' x 48'); Entry level: 1
• Construction: Year built per assessor; Mobile home (double-wide)
• Exterior features: Porch; Arizona room; Community pool; Back yard

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air and evaporative cooling
• Interior features: Front/carport entry; Community spa
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.9% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $79,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.20% ✓
• Cap rate: 18.89%
• Cash-on-cash: 45.00%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $97,920
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 CALIFORNIA St #34	0.00mi	2/2.0	960 (0%)	20mo	$99,000	$103	83
975 California St #69	0.15mi	2/2.0	960 (0%)	13mo	$107,000	$111	82
975 California St #100	0.15mi	2/2.0	960 (0%)	22mo	$104,000	$108	75
950 California St #87	0.03mi	2/2.0	1,080 (+12%)	10mo	$159,000	$147	69
975 California St Spc 46	0.15mi	2/2.0	864 (-10%)	11mo	$88,000	$102	67
975 California St #12	0.13mi	1/1.0 (-1)	850 (-12%)	2mo	$61,000	$72	64
1001 S 3rd St #13	0.37mi	2/1.0	860 (-10%)	11mo	$55,000	$64	53
1001 S 3rd St #31	0.38mi	2/1.0	860 (-10%)	13mo	$51,818	$60	50
1001 S 3rd St #15	0.37mi	1/1.0 (-1)	856 (-11%)	20mo	$43,500	$51	39

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: 42.1%
• Equity multiple: 2.81×
• Total profit: $40,516
• Equity at exit: $11,913

10-year hold

• IRR: 48.2%
• Equity multiple: 5.66×
• Total profit: $104,198
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $839

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 47%

Sensitivity live

Price	-10% $894	-5% $867	+0% $839	+5% $811	+10% $784
Rent	-10% $700	-5% $769	+0% $839	+5% $909	+10% $978
Rate	-1.0pp $879	-0.5pp $859	base $839	+0.5pp $818	+1.0pp $797

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 California St Unit A Calimesa, CA	2.0	1.0	748	$2,125	$2.84	44d	1	0.21mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	12d	1	0.24mi
213 W County Line Rd #6 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	0d	1	0.24mi
13383 3rd St Unit 3 Yucaipa, CA	2.0	1.0	750	$1,800	$2.40	25d	1	0.67mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	44d	1	0.94mi
947 Park Ave Calimesa, CA	2.0	1.0	800	$1,600	$2.00	15d	1	1.04mi
34063 Avenue J Apt A Yucaipa, CA	1.0	1.0	800	$1,250	$1.56	44d	1	1.25mi
12710 3rd St Unit 97 Yucaipa, CA	1.0	1.0	672	$1,350	$2.01	44d	1	1.42mi
12710 3rd St Unit 81 Yucaipa, CA	2.0	1.0	560	$1,495	$2.67	5d	1	1.42mi
12710 3rd St Unit 31 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	25d	1	1.44mi
12710 3rd St Spc 3 Yucaipa, CA	2.0	1.0	640	$1,595	$2.49	25d	1	1.44mi
12710 3rd St #32 Yucaipa, CA	2.0	1.0	800	$1,650	$2.06	44d	1	1.44mi
12710 3rd St #57 Yucaipa, CA	2.0	1.0	720	$1,495	$2.08	44d	1	1.44mi
12710 3rd St Spc 2 Yucaipa, CA	2.0	1.5	660	$1,650	$2.50	44d	1	1.44mi
12710 3rd St #21 Yucaipa, CA	2.0	2.0	760	$1,650	$2.17	25d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $79,900 Active 11 DOM
2. 2026-06-17
   days on market $79,900 Active 10 DOM
3. 2026-06-16
   days on market $79,900 Active 9 DOM
4. 2026-06-15
   days on market $79,900 Active 8 DOM
5. 2026-06-13
   days on market $79,900 Active 6 DOM
6. 2026-06-13
   days on market $79,900 Active 5 DOM
7. 2026-06-09
   days on market $79,900 Active 2 DOM
8. 2026-06-08
   remarks 695-char remark
9. 2026-06-08
   listed $79,900 Active 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 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: $21,132
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$2,324
• Taxable income: $9,353
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $7,823/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs, including a new roof and carpet flooring, to improve its condition and increase its value for resale and rental.

Repairs flagged

• Major roof — The satellite image shows signs of wear and tear, indicating a potential need for replacement.
• Major flooring — The carpeted flooring in the living room and kitchen is in poor condition and needs replacement.

Value-add opportunities

• Both replace roof — Replacing the roof will improve the home's overall condition and increase its value for both resale and rental.
• Both replace carpet flooring — Replacing the carpet flooring will improve the home's appearance and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows signs of wear and tear, indicating a potential need for replacement.	Major	$15,000–50,000
flooring · The carpeted flooring in the living room and kitchen is in poor condition and needs replacement.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both replace roof — Replacing the roof will improve the home's overall condition and increase its value for both resale and rental. ↑
• Both replace carpet flooring — Replacing the carpet flooring will improve the home's appearance and increase its 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: 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

1 event — show timeline

• 2026-06-07 Listed $79,900 CRMLS