27250 Murrieta Rd #158 · Menifee, CA 92586

$179,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 11 Days on market

Built 2003 Good condition

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2003 Silvercrest mobile home located in the highly desirable Sun Meadows 55+ community. This charming 2-bedroom, 2-bath home with Den, sits on a prime corner lot and is filled with natural light thanks to the abundance of windows throughout. The bright and open floor plan offers a warm, inviting atmosphere with spacious living areas perfect for relaxing or entertaining. Enjoy comfortable living in a peaceful community featuring resort-style amenities and beautifully maintained grounds. A wonderful opportunity to enjoy easy living in one of Menifee’s most sought-after senior communities. Plenty of guest parking.

Key facts

• Open floor plan
• Natural light
• Corner lot

Tags

• SILVERCREST MOBILE HOME
• SUN MEADOWS COMMUNITY
• CORNER LOT
• NATURAL LIGHT
• OPEN FLOOR PLAN
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Rent includes pool
• Financial info: Land lease (current) with monthly amount
• HOA & community: Senior community; Park name: Sun Meadows; Community features include biking; Manager approval required; Pets: contact manager

Exterior

• Parking: Attached garage (2 spaces); Has parking
• Security: Gated community
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Water available; Sewer available
• Home design: Manufactured home (cottage model); Double body type; Single-story; Entry at front; Mobile home remains
• Construction: Shingle roof; Estimated year built
• Exterior features: Awning; Patio; Community pool; Back yard / yard

Interior

• Kitchen: 6-burner stove; Gas cooktop; Dishwasher
• Bedrooms: All bedrooms on main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms with showers
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Formica counters; Gated community; Community spa; One-level home; Front entry
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 10.6% vs local median 3.6% in Menifee — 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 64/100 on livability (#407 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: schools D+, health & safety D+, amenities D.
• Menifee Union Elementary (suburban): math 43% / reading 56% proficiency, ranked #434 of 1,400 in CA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 197 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,374/mo this rent would consume 49% of the median local household income ($58k/yr) (locally 1163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 6.1% rent growth), your $50k cash investment doubles in ~7 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: major 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 $179,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $107,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27250 Murrieta Rd #359	0.05mi	2/2.0	1,320 (-2%)	1mo	$55,000	$42	94
27250 Murrieta Rd #216	0.05mi	2/2.0	1,296 (-4%)	2mo	$110,000	$85	90
27250 Murrieta #120	0.05mi	2/2.0	1,440 (+7%)	1mo	$200,000	$139	85
27250 Murrieta Rd #109	0.05mi	2/2.0	1,440 (+7%)	1mo	$170,600	$118	85
27250 Murrieta #217	0.05mi	3/2.0 (+1)	1,488 (+11%)	2mo	$215,000	$144	73
27701 Murrieta Rd #255	0.62mi	2/2.0	1,344 (0%)	0mo	$45,000	$33	71
27601 Sun City Blvd #306	0.66mi	3/2.0 (+1)	1,320 (-2%)	0mo	$173,000	$131	61
27701 Murrieta #82	0.62mi	2/2.0	1,440 (+7%)	1mo	$100,000	$69	58
27601 Sun City Blvd #65	0.74mi	2/2.0	1,440 (+7%)	1mo	$115,000	$80	53
27701 Murrieta #56	0.62mi	3/2.0 (+1)	1,440 (+7%)	2mo	$100,000	$69	53
27601 Sun City Blvd #94	0.74mi	2/2.0	1,488 (+11%)	0mo	$115,000	$77	48
27701 Murrieta Rd #111	0.62mi	3/2.0 (+1)	1,508 (+12%)	2mo	$115,000	$76	44

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.39×
• Total profit: $19,316
• Equity at exit: $26,689

10-year hold

• IRR: 21.1%
• Equity multiple: 3.05×
• Total profit: $102,699
• Equity at exit: $15,477

Cash invested: $50,120 (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 92586

• Home prices YoY: -19.1%
• Rents YoY: 6.1%
• Active inventory: 197
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $638

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 68%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29196 Crestone Dr Sun City, CA	2.0	2.0	1393	$1,995	$1.43	19d	1	0.24mi
26772 Maris Ct Menifee, CA	3.0	2.0	1715	$2,800	$1.63	1d	1	0.57mi
27305 Uppercrest Ct Menifee, CA	3.0	2.0	1318	$2,353	$1.79	21d	1	0.59mi
27055 Fan Ln Menifee, CA	2.0	2.0	1800	$2,950	$1.64	1d	1	0.60mi
25615 Union Hill Dr Menifee, CA	3.0	2.0	1350	$2,550	$1.89	14d	1	0.71mi
28055 Grosse Point Dr Menifee, CA	1.0	1.0	1767	$1,495	$0.85	1d	1	0.72mi
25861 McCall Blvd Menifee, CA	2.0	2.0	1378	$2,350	$1.71	1d	1	0.80mi
26805 China Dr Menifee, CA	3.0	2.5	1773	$3,000	$1.69	24d	1	0.81mi
26156 Birkdale Rd Menifee, CA	2.0	2.0	1285	$2,000	$1.56	1d	1	0.85mi
26217 Birkdale Rd Menifee, CA	1.0	1.0	876	$2,150	$2.45	1d	1	0.88mi
28033 Radford Dr Menifee, CA	2.0	2.0	1520	$2,400	$1.58	10d	1	0.88mi
28375 Paseo Grande Dr Menifee, CA	2.0	2.0	1285	$2,395	$1.86	1d	1	0.90mi
28323 Murrieta Rd Menifee, CA	2.0	2.0	1098	$2,350	$2.14	20d	1	1.04mi
25650 Hartwick Rd Menifee, CA	3.0	2.0	1603	$2,650	$1.65	21d	1	1.10mi
28244 Encanto Dr Menifee, CA	2.0	2.0	900	$2,300	$2.56	1d	1	1.25mi
28301 Encanto Dr Unit 10 Menifee, CA	2.0	2.0	900	$2,200	$2.44	17d	1	1.28mi
26542 Sun City Blvd Menifee, CA	2.0	2.0	1530	$2,295	$1.50	10d	1	1.30mi
28461 Portsmouth Dr Menifee, CA	3.0	2.0	1450	$2,685	$1.85	1d	1	1.34mi
28301 Encanto Dr Menifee, CA	2.0	1.0–2.0	873	$2,025	$2.32	1d	5	1.36mi
28082 Bavaria Dr Menifee, CA	2.0	2.0	1065	$2,250	$2.11	1d	1	1.37mi
27709 Camino Donaire Menifee, CA	3.0	2.0	1317	$3,000	$2.28	1d	1	1.41mi
28377 Encanto Dr Menifee, CA	1.0–3.0	1.0–2.0	815	$2,150	$2.64	1d	7	1.48mi
28230 Avenida Francesca Menifee, CA	2.0	2.0	1116	$2,250	$2.02	1d	1	1.49mi
25781 Interlechen Dr Menifee, CA	3.0	2.0	1554	$2,800	$1.80	1d	1	1.50mi

Listing history 9 events

1. 2026-06-18
   days on market $179,000 Active 11 DOM
2. 2026-06-17
   days on market $179,000 Active 10 DOM
3. 2026-06-16
   days on market $179,000 Active 9 DOM
4. 2026-06-15
   days on market $179,000 Active 8 DOM
5. 2026-06-13
   days on market $179,000 Active 6 DOM
6. 2026-06-09
   days on market $179,000 Active 2 DOM
7. 2026-06-08
   remarks 628-char remark
8. 2026-06-08
   remarks 603-char remark
9. 2026-06-08
   listed $179,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,486
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$5,207
• Taxable income: $5,114
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $6,432/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2003 Silvercrest mobile home in Sun Meadows 55+ community is in good condition with minor repairs needed. Painting the exterior and replacing the carpet would significantly increase its value.

Repairs flagged

• Minor Carpeted floors — Some wear, could be replaced
• Minor Landscaping — Some grass needs trimming

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Fresh carpet improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpeted floors · Some wear, could be replaced	Minor	$500–3,000
Landscaping · Some grass needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Fresh carpet improves comfort and value ↑

ⓘ 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: Menifee Union Elementary
• NCES district ID: 0624540
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $58,228
• Composite: 45.17/100
• National rank: #5790
• State rank: #434 of 1400 in CA

Livability — Menifee

• Score: 64/100
• State rank: #407
• US rank: #13882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menifee, CA
• County: Riverside County · 2,287,001 people
• City population: 111,667
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 20,767
• Household income: $57,708
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1163.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 1% Other Indo-European 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: ▼ -86.18%
• Current HPI: 364.9577
• Rent YoY: ▲ 6.10%
• 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

+2.3% since first listed

2 events — show timeline

• 2026-06-07 Price Changed $179,000 CRMLS
• 2026-06-07 Listed $175,000 CRMLS