52160 Date · Cabazon, CA 92230

$69,900

2 bd · 1.0 ba · 660 sqft · Manufactured public records · 52 Days on market

Built 1969 5,227 sqft lot $106/sqft · 50% below area Est $139k · 50% under ↓ 30% since listing

---

Why this score? — see what drove the A- 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
• Appreciation +6.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

52160 Date Ave, Cabazon, CA 92230 – 5,227 sq ft lot. Sold As Is. buyer and agent to verify all information with the city.

Key facts

• 5,227 sq ft lot
• Built 1969
• Listed 52 days

Property features AI

Finance

• Other: Property is a single-unit residence
• HOA & community: Community is in a valley and urban setting

Exterior

• Utilities: Public sewer; District/Public water
• Home design: Manufactured house; Single-story
• Construction: Year built from assessor; No ADU; No common walls (detached)
• Exterior features: Yard; No pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Interior features: One-level layout; All bedrooms located on the same floor; Entry on main level
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#926 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: cost of living D+, employment D, schools F.
• Banning Unified (suburban): math 15% / reading 25% proficiency, ranked #1,258 of 1,400 in CA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.2% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 16.09%
• Cash-on-cash: 34.97%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $138,915
• List price: $69,900
• Delta: -49.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52315 Lois Ave	0.20mi	2/1.0	720 (+9%)	9mo	$229,000	$318	68
52075 Esperanza Ave	0.14mi	1/1.0 (-1)	630 (-4%)	17mo	$99,000	$157	67
15203 Eucalyptus St	0.58mi	3/1.0 (+1)	600 (-9%)	12mo	$141,000	$235	43
51835 Date Ave	0.31mi	3/1.0 (+1)	750 (+14%)	18mo	$144,000	$192	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 2.92×
• Total profit: $37,629
• Equity at exit: $32,240

10-year hold

• IRR: 33.7%
• Equity multiple: 5.77×
• Total profit: $93,414
• Equity at exit: $50,326

Cash invested: $19,572 (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 92230

• Home prices YoY: 0.6%
• Active inventory: 67
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $445

Break-even live

Break-even rent $757

Max offer price $69,900

Occupancy floor 61%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 52 DOM
2. 2026-06-17
   days on market $69,900 Active 51 DOM
3. 2026-06-16
   days on market $69,900 Active 50 DOM
4. 2026-06-15
   days on market $69,900 Active 49 DOM
5. 2026-06-13
   days on market $69,900 Active 47 DOM
6. 2026-06-13
   days on market $69,900 Active 46 DOM
7. 2026-06-09
   days on market $69,900 Active 43 DOM
8. 2026-06-08
   days on market $69,900 Active 42 DOM
9. 2026-06-07
   days on market $69,900 Active 41 DOM
10. 2026-06-04
    days on market $69,900 Active 38 DOM
11. 2026-06-03
    days on market $69,900 Active 37 DOM
12. 2026-06-02
    days on market $69,900 Active 36 DOM
13. 2026-06-01
    days on market $69,900 Active 35 DOM
14. 2026-05-31
    days on market $69,900 Active 34 DOM
15. 2026-05-11
    price $94,900 127-char remark
16. 2026-04-27
    listed $99,900 Active 127-char remark

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,843
• − Mortgage interest: −$3,915
• − Property taxes: −$923
• − Insurance: −$1,852
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,033
• Taxable income: $4,585
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,242/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: Banning Unified
• NCES district ID: 0603840
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $39,303
• Composite: 20.12/100
• National rank: #13850
• State rank: #1258 of 1400 in CA

Livability — Cabazon

• Score: 53/100
• State rank: #926
• US rank: #24243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabazon, CA
• City population: 2,105
• Population (ZIP): 2,105

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 0.55)
• Race & ethnicity: Hispanic / Latino 53% White 41% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Iranian 5% Scandinavian 2% Portuguese 2%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 37% 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: ▲ 3.21%
• Current HPI: 549.9479
• 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

-30.0% since first listed

3 events — show timeline

• 2026-05-28 Price Changed $69,900 CRMLS
• 2026-05-11 Price Changed $94,900 CRMLS
• 2026-04-27 Listed $99,900 CRMLS

Property tax history

+9.0%/yr

Latest (2025): $923 · +230.6% YoY. Source: county tax records.