15181 Van Buren Blvd #243 · Woodcrest, CA 92504

$299,950

2 bd · 2.0 ba · 1,940 sqft · Manufactured public records · 1 Days on market

Built 1983 Est $299k · at est.

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +7.3/15.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Imagine arriving in the scenic hills of Riverside to a place that instantly feels like home. Located in the highly desirable Rancho Caballero All-Ages Community, this beautifully remodeled 2-bedroom, 2-bathroom double-wide manufactured home offers 1,940 square feet of comfortable living. Situated on an oversized lot, the fenced backyard is perfect for pets, gardening, entertaining, or relaxing in your own private retreat. A large storage shed provides extra storage, while the expansive driveway and covered carport accommodate up to four vehicles. Inside, the spacious living room features soaring beamed ceilings, a stunning rock electric fireplace, and a built-in wet bar, creating a warm and

Key facts

• Expansive driveway
• Covered carport
• Built-in wet bar

Tags

• FENCED BACKYARD
• LARGE STORAGE SHED
• EXPANSIVE DRIVEWAY
• COVERED CARPORT
• BUILT-IN WET BAR
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Lot classification: 0-1 Unit/Acre
• Financial info: Monthly land lease of $1,075
• HOA & community: Park name: Rancho Caballero; On-site community amenities include: pool, spa, clubhouse, sauna, pickleball, tennis, playground, dog park, barbecue/outdoor cooking area, picnic area, billiard room; Pets permitted; Curbed streets within the community

Exterior

• Parking: Two uncovered parking spaces; Two carport spaces (carport); Paved driveway with uphill slope from street; Total of four parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Unit faces north; Turnkey condition; updated/remodeled; Mobile home remains on site; One total story
• Construction: Shingle roof; Vinyl fence
• Exterior features: Covered patio; Deck; Community pool; Community spa; Vinyl fencing

Interior

• Kitchen: Remodeled kitchen open to family room; Walk-in pantry; 6-burner stove; Gas oven; Range hood; Dishwasher; Garbage disposal; Energy Star water heater
• Bedrooms: All bedrooms located on the ground level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Upgraded and remodeled baths; Master bath with double sinks; Bathtub and separate shower; Exhaust fan(s)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Double door entry; Bar; Built-in shelving/units; High (9+ foot) ceilings; Ceiling fan(s); Pantry; Recessed lighting; Open floor plan; Community spa
• Laundry & utility: Laundry room inside the home (individual room); Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $-43 ($-519/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (14.3% below list).
• Recommended offer: $257k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.2% in Woodcrest — 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 61/100 on livability (#518 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools C-, crime C-, amenities F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,911 (14.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $298,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15181 Van Buren Blvd #244	0.00mi	2/2.0	1,950 (+0%)	12mo	$299,977	$154	90

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 · 5.67% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-44,237
• Equity at exit: $44,724

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-11,200
• Equity at exit: $25,934

Cash invested: $83,986 (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 92504

• Rents YoY: 5.7%
• Active inventory: 90
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,569 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,499/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-43

Break-even live

Break-even rent $2,624

Max offer price $293,686

Occupancy floor 97%

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: $74,988
• Closing costs: $8,998
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14365 Quailridge Dr Riverside, CA	3.0	2.0	2044	$3,500	$1.71	4d	1	0.94mi

Listing history 7 events

1. 2026-06-18
   statusdays on market $299,950 Active 1 DOM
2. 2026-06-17
   days on market $299,950 Coming Soon 7 DOM
3. 2026-06-16
   days on market $299,950 Coming Soon 6 DOM
4. 2026-06-15
   days on market $299,950 Coming Soon 5 DOM
5. 2026-06-13
   days on market $299,950 Coming Soon 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $299,950 Coming Soon 2 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 9/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,829
• − Mortgage interest: −$16,802
• − Property taxes: −$4,499
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$8,726
• Taxable loss: −$5,630
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $832/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: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 of 1400 in CA

Livability — Woodcrest

• Score: 61/100
• State rank: #518
• US rank: #17500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodcrest, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 57,132
• Household income: $92,477
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1669.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 28% Two or more races 14% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 37% Chinese 1% Vietnamese 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: ▼ -457.73%
• Current HPI: 414.1936
• Rent YoY: ▲ 5.67%
• 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

• 2026-06-10 Coming Soon $299,950 CRMLS

Property tax history

-6.6%/yr

Latest (2025): $410 · -25.2% YoY. Source: county tax records.