4000 Pierce · Riverside, CA 92505

$110,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 1 Days on market

Built 1978 Est $151k · 27% 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
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riverside Meadows Mobile Home Park, a desirable 55+ community in the Inland Empire offering peaceful living with convenient access to shopping, dining, and freeways. This well-maintained home features 2 spacious bedrooms, 2 bathrooms, a large living and dining area, and an open kitchen with ample counter and cabinet space. Enjoy relaxing in the enclosed sun porch, plus the convenience of an oversized indoor laundry room, covered carport, and multiple storage sheds. Don't miss this opportunity to enjoy comfortable, low-maintenance living in a welcoming retirement community. Come see it today!

Key facts

• Covered carport
• Enclosed sun porch
• Community pool

Tags

• ENCLOSED SUN PORCH
• OVERSIZED INDOOR LAUNDRY ROOM
• COVERED CARPORT
• MULTIPLE STORAGE SHEDS

Property features AI

Finance

• Other: Exclusions: sewing machines and personal items in sheds
• Financial info: Land lease: $1,190 monthly
• HOA & community: Part of an association; Senior community; Community features include street lighting and sidewalks; Park name: Meadows; Manager approval required

Exterior

• Parking: Driveway; Attached carport
• Security: Card/code access; Carbon monoxide detector(s); Smoke detector
• Utilities: Public sewer; District/public water; Electricity connected; Sewer connected; Water connected
• Home design: Single-story; Entry level: 1; Turnkey condition with some cosmetic repairs; Has a view; Mobile home remains (mobile width 60', length 24')
• Construction: Roll roof
• Exterior features: Covered front and rear porches; Patio; Community pool (in-ground, gunite); Corner lot with yard; Chain link fence

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing range; Range/stove hood; Electric oven; Tile counters; Utility sink; Water heater unit
• Bedrooms: Primary suite (main floor); Additional main floor bedroom(s)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; Master bath with double sinks; Shower; Bathtub; Shower-in-tub
• Heating & cooling: Central cooling (electric); Forced air heating (natural gas, central furnace)
• Interior features: Ceiling fan; Tile counters; Formal entry; Walk-in closet; Main floor bedroom; Primary suite; Laundry room (inside, individual room); One level / single story; Front door entry; Card/code access; Carbon monoxide detector(s); Smoke detector; Association spa (in-ground, heated)
• Laundry & utility: In-unit laundry (inside, dedicated room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Cap rate 23.0% vs local median 3.0% in Riverside — 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 66/100 on livability (#337 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, commute B+; Watch: schools C-, health & safety D, crime F.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 63 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($85k/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 $761 of loan paydown is wiped out by about $3k 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 + 4.5% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.54% ✓
• Cap rate: 23.01%
• Cash-on-cash: 59.69%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4000 Pierce #282	0.04mi	2/2.0	1,440 (0%)	2mo	$139,000	$97	97
4000 Pierce #138	0.00mi	3/2.0 (+1)	1,440 (0%)	2mo	$191,000	$133	93
4000 Pierce St #220	0.00mi	3/2.0 (+1)	1,440 (0%)	7mo	$136,000	$94	89
4000 Pierce #135	0.00mi	2/2.0	1,344 (-7%)	0mo	$115,000	$86	88
4000 Pierce St #279	0.00mi	3/2.0 (+1)	1,440 (0%)	8mo	$100,000	$69	88
4000 Pierce St #284	0.11mi	2/2.0	1,344 (-7%)	0mo	$150,000	$112	83
3883 Buchanan St #88	0.42mi	2/2.0	1,464 (+2%)	8mo	$153,000	$105	71
3883 Buchanan St #28	0.36mi	3/2.0 (+1)	1,344 (-7%)	8mo	$192,000	$143	60
3663 Buchanan #112	0.63mi	3/2.0 (+1)	1,344 (-7%)	1mo	$169,000	$126	54
3663 Buchanan St #90	0.63mi	3/2.0 (+1)	1,344 (-7%)	7mo	$140,000	$104	48
3663 Buchanan St #154	0.69mi	3/2.0 (+1)	1,365 (-5%)	8mo	$145,000	$106	47
3663 Buchanan Ave #110	0.66mi	3/2.0 (+1)	1,640 (+14%)	6mo	$160,000	$98	36

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 60.0%
• Equity multiple: 3.73×
• Total profit: $83,943
• Equity at exit: $16,401

10-year hold

• IRR: 65.2%
• Equity multiple: 8.03×
• Total profit: $216,447
• Equity at exit: $9,511

Cash invested: $30,800 (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 92505

• Rents YoY: 4.5%
• Active inventory: 63
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$577
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,532

Break-even live

Break-even rent $856

Max offer price $110,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,594	-5% $1,563	+0% $1,532	+5% $1,501	+10% $1,470
Rent	-10% $1,311	-5% $1,422	+0% $1,532	+5% $1,643	+10% $1,753
Rate	-1.0pp $1,588	-0.5pp $1,560	base $1,532	+0.5pp $1,504	+1.0pp $1,475

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	0d	23	0.26mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$3,158	$3.10	0d	22	0.36mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	45d	1	0.47mi
2930 Via Milano Outside Area (Inside Ca), CA	1.0	2.0	1007	$2,500	$2.48	45d	1	0.63mi
11520 Magnolia Ave Riverside, CA	1.0–3.0	1.0–2.0	902	$2,862	$3.17	0d	7	0.71mi
11377 Brookglen Ct Riverside, CA	3.0	2.5	1532	$3,400	$2.22	25d	1	0.89mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	16d	1	0.91mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	21d	1	0.91mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	25d	1	0.91mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	6d	1	0.91mi
11309 Rasmussen Ct Riverside, CA	3.0	2.5	1535	$3,225	$2.10	19d	1	0.93mi
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	6d	1	0.98mi
11331 River Trail Ct Riverside, CA	3.0	2.5	1532	$3,200	$2.09	45d	1	0.99mi
4655 Sierra Vista Ave Riverside, CA	1.0–3.0	1.0–2.0	950	$2,935	$3.09	0d	12	0.99mi
11207 Magnolia Ave Riverside, CA	2.0	2.0	1200	$2,250	$1.88	25d	1	1.00mi
545 Hamilton Dr Corona, CA	1.0	1.0	900	$1,900	$2.11	25d	1	1.00mi
4725 Sierra Vista Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,890	$3.68	0d	9	1.00mi
3900 Fir Tree Dr Riverside, CA	1.0–2.0	1.0–2.0	789	$2,695	$3.42	0d	6	1.06mi
11282 Price Ct Riverside, CA	3.0	2.5	1646	$3,095	$1.88	45d	1	1.21mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,559	$2.87	0d	17	1.25mi
3850 Skofstad St Riverside, CA	1.0–2.0	1.0–2.0	880	$2,135	$2.43	25d	2	1.28mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	3d	1	1.37mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	45d	1	1.38mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	18d	1	1.39mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	45d	1	1.39mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,779	$3.13	0d	18	1.42mi

Listing history 2 events

1. 2026-06-13
   remarks 609-char remark
2. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$197/yr (+$16/mo · 30.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 92% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,541
• − Mortgage interest: −$6,162
• − Property taxes: −$639
• − Insurance: −$550
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$3,200
• Taxable income: $17,623
• Est. tax owed @ 24.0%: −$4,230
• After-tax cash flow: $14,156/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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 of 1400 in CA

Livability — Riverside

• Score: 66/100
• State rank: #337
• US rank: #11613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CA
• County: Riverside County · 2,287,001 people
• City population: 367,890
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 53,419
• Household income: $84,906
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1940.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% White 20% Two or more races 17% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scandinavian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Vietnam, South Korea
• Languages at home: 40% English-only · Spanish 47% Other Indo-European 4% Vietnamese 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: ▼ -379.14%
• Current HPI: 405.3408
• Rent YoY: ▲ 4.47%
• 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

• 2026-06-12 Listed $110,000 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $639 · +9.2% YoY. Source: county tax records.