9578 Sharondale · Calimesa, CA 92320

$362,500

2 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 137 Days on market

Built 1987 5,227 sqft lot $216/sqft · 12% above area Est $342k · 6% over $270/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +6.3/30.0
• ARV discount +4.8/15.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the vibrant 55+ Sharondale community! This well-maintained single-level home offers 1,780 sq. ft. of comfortable living space with newer laminate flooring throughout and an updated kitchen with modern countertops. The open floor plan is perfect for everyday living and entertaining, featuring a cozy den with a fireplace. The spacious primary bedroom is conveniently located off the dining area, while two additional bedrooms are situated on the opposite side of the home, providing privacy for guests or hobbies. All bedrooms include ceiling fans. An indoor laundry room is located just off the kitchen for added convenience. Parking is a breeze with a two-car garage adjacent to the carport. Residents enjoy access to community amenities including an association pool, clubhouse, and more. This home offers comfort, convenience, and an active lifestyle in a welcoming 55+ community.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $362k.

Deal economics

• At list price, monthly cash flow is $-641 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (34.8% below list).
• Recommended offer: $236k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 6.7% in Calimesa — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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+, amenities F, commute F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookside Elementary (706 students, 68% FRL); Mountain View Middle (935 students, 68% FRL); Beaumont Senior High (math 36% / reading 63%, grade D, #352 of 1,170 statewide, top 31%, 3,328 students, 62% FRL) — zoned schools average 66% FRL vs 45% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $155k; list at $362k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,209 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $341,693
• List price: $362,500
• Delta: 6.09%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9677 Terra Linda	0.19mi	3/2.0 (+1)	1,636 (-3%)	3mo	$359,000	$219	79
9682 Rosedale Dr	0.15mi	3/2.0 (+1)	1,684 (+0%)	11mo	$339,000	$201	79
9465 Sharon Way	0.35mi	3/2.0 (+1)	1,618 (-4%)	1mo	$360,000	$222	72
9597 Rosedale	0.13mi	2/2.0	1,440 (-14%)	5mo	$290,000	$201	66
9568 Sharondale Rd	0.01mi	3/2.0 (+1)	1,840 (+10%)	18mo	$299,000	$163	63
9453 Sharon Way	0.37mi	2/2.0	1,860 (+11%)	9mo	$355,000	$191	57
35584 Shane Ln	0.07mi	3/2.0 (+1)	1,908 (+14%)	14mo	$369,000	$193	57
9518 Crestknoll Dr	0.10mi	2/2.0	1,440 (-14%)	18mo	$334,000	$232	56
35080 Chandler Ave #108	0.49mi	3/2.0 (+1)	1,440 (-14%)	15mo	$68,000	$47	36
10320 Calimesa Blvd #260	0.68mi	2/2.0	1,440 (-14%)	13mo	$130,000	$90	33
10320 Calimesa Blvd, SPC 267	0.68mi	2/2.0	1,440 (-14%)	18mo	$127,500	$89	29
10320 Calimesa Blvd #274	0.68mi	2/2.0	1,440 (-14%)	18mo	$138,500	$96	29

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: -29.5%
• Equity multiple: 0.02×
• Total profit: $-99,533
• Equity at exit: $54,050

10-year hold

• IRR: -30.2%
• Equity multiple: -0.37×
• Total profit: $-139,097
• Equity at exit: $31,342

Cash invested: $101,500 (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: 66
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$1,901
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$151
• HOA: −$270
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-641

Break-even live

Break-even rent $3,174

Max offer price $249,254

Occupancy floor —

Sensitivity live

Price	-10% $-436	-5% $-538	+0% $-641	+5% $-744	+10% $-846
Rent	-10% $-828	-5% $-734	+0% $-641	+5% $-548	+10% $-454
Rate	-1.0pp $-459	-0.5pp $-549	base $-641	+0.5pp $-735	+1.0pp $-831

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: $90,625
• Closing costs: $10,875
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-21
   days on market $362,500 Active 137 DOM
2. 2026-06-18
   days on market $362,500 Active 134 DOM
3. 2026-06-17
   days on market $362,500 Active 133 DOM
4. 2026-06-16
   days on market $362,500 Active 132 DOM
5. 2026-06-15
   days on market $362,500 Active 131 DOM
6. 2026-06-13
   days on market $362,500 Active 129 DOM
7. 2026-06-13
   days on market $362,500 Active 128 DOM
8. 2026-06-09
   days on market $362,500 Active 125 DOM
9. 2026-06-08
   days on market $362,500 Active 124 DOM
10. 2026-06-07
    days on market $362,500 Active 123 DOM
11. 2026-06-04
    days on market $362,500 Active 120 DOM
12. 2026-06-03
    days on market $362,500 Active 119 DOM
13. 2026-06-02
    days on market $362,500 Active 118 DOM
14. 2026-06-01
    days on market $362,500 Active 117 DOM
15. 2026-05-31
    days on market $362,500 Active 116 DOM
16. 2026-04-07
    price $362,500 895-char remark

    Show marketing remark (895 chars)

    Welcome to the vibrant 55+ Sharondale community! This well-maintained single-level home offers 1,780 sq. ft. of comfortable living space with newer laminate flooring throughout and an updated kitchen with modern countertops. The open floor plan is perfect for everyday living and entertaining, featuring a cozy den with a fireplace. The spacious primary bedroom is conveniently located off the dining area, while two additional bedrooms are situated on the opposite side of the home, providing privacy for guests or hobbies. All bedrooms include ceiling fans. An indoor laundry room is located just off the kitchen for added convenience. Parking is a breeze with a two-car garage adjacent to the carport. Residents enjoy access to community amenities including an association pool, clubhouse, and more. This home offers comfort, convenience, and an active lifestyle in a welcoming 55+ community.

17. 2026-02-04
    listed $365,000 Active 895-char remark

    Show marketing remark (895 chars)

    Welcome to the vibrant 55+ Sharondale community! This well-maintained single-level home offers 1,780 sq. ft. of comfortable living space with newer laminate flooring throughout and an updated kitchen with modern countertops. The open floor plan is perfect for everyday living and entertaining, featuring a cozy den with a fireplace. The spacious primary bedroom is conveniently located off the dining area, while two additional bedrooms are situated on the opposite side of the home, providing privacy for guests or hobbies. All bedrooms include ceiling fans. An indoor laundry room is located just off the kitchen for added convenience. Parking is a breeze with a two-car garage adjacent to the carport. Residents enjoy access to community amenities including an association pool, clubhouse, and more. This home offers comfort, convenience, and an active lifestyle in a welcoming 55+ community.

18. 2026-01-23
    historical $365,000 895-char remark

    Show marketing remark (895 chars)

    Welcome to the vibrant 55+ Sharondale community! This well-maintained single-level home offers 1,780 sq. ft. of comfortable living space with newer laminate flooring throughout and an updated kitchen with modern countertops. The open floor plan is perfect for everyday living and entertaining, featuring a cozy den with a fireplace. The spacious primary bedroom is conveniently located off the dining area, while two additional bedrooms are situated on the opposite side of the home, providing privacy for guests or hobbies. All bedrooms include ceiling fans. An indoor laundry room is located just off the kitchen for added convenience. Parking is a breeze with a two-car garage adjacent to the carport. Residents enjoy access to community amenities including an association pool, clubhouse, and more. This home offers comfort, convenience, and an active lifestyle in a welcoming 55+ community.

19. 2015-12-11
    soldstatus $155,000
20. 2009-11-24
    historical
21. 2009-07-11
    listed $185,000 Active
22. 2004-09-14
    soldstatus $50,000
23. 1987-08-05
    soldstatus $26,500
24. 1982-03-01
    soldstatus $325,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,221 · $185/mo
• Projected year-2 tax: $2,755 · $230/mo
• Expected delta: +$534/yr (+$45/mo · 24.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 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: $28,345
• − Mortgage interest: −$20,306
• − Property taxes: −$2,221
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$3,240
• − Depreciation: −$10,545
• Taxable loss: −$14,315
• Est. tax savings @ 24.0%: +$3,436
• After-tax cash flow: $-4,257/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 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

+11.5% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $362,500 CRMLS
• 2026-02-04 Listed $365,000 CRMLS
• 2026-01-23 Coming Soon $365,000 CRMLS
• 2015-12-11 Sold (Public Records) $155,000 Public Records
• 2009-11-24 Listing Removed — CRMLS
• 2009-07-11 Listed $185,000 CRMLS
• 2004-09-14 Sold (Public Records) $50,000 Public Records
• 1987-08-05 Sold (Public Records) $26,500 Public Records
• 1982-03-01 Sold (Public Records) $325,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,221 · +2.0% YoY. Source: county tax records.