4080 Pedley Rd #53 · Jurupa Valley, CA 92509

$169,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 111 Days on market

Built 1986 $118/sqft · 5% below area Est $180k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfortable, affordable living in the heart of Jurupa Valley! Unit 53 at 4080 Pedley Rd offers an excellent opportunity to own a charming, well-maintained mobile home within the desirable Bravo Estates Mobile Home Park. This delightful, corner lot residence provides a fantastic blend of community amenities and private retreat. Featuring 3 bedrooms and 2 bathrooms, the home includes an open-concept living area, a modern kitchen, and laundry room. The exterior space offers a spacious covered patio and generous side and backyard living area. As a resident of Bravo Estates, you'll have access to fantastic community amenities, which typically include swimming pool, community center and beautiful mountain view. This park is conveniently located near freeway access, ample shopping and dining areas, schools and a short drive to Mt. Rubidoux. Don't miss the chance to experience the relaxed lifestyle offered by Bravo Estates. This unit is ideal for those seeking value, convenience, and a welcoming community atmosphere.

Key facts

• Community center
• Community amenities
• Swimming pool

Tags

• CORNER LOT
• MODERN KITCHEN
• SPACIOUS COVERED PATIO
• COMMUNITY AMENITIES
• SWIMMING POOL
• COMMUNITY CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.9% in Jurupa Valley — 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 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 2 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 39% of the median local income ($95k/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 $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 + 1.3% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $110k; list at $170k implies a 55% 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 $154,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.71%
• DSCR: 2.63
• GRM: 4.6

CMA / ARV

• ARV (median comp): $179,500
• List price: $169,999
• Delta: -5.29%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4080 Pedley Rd #145	0.00mi	3/2.0	1,440 (0%)	7mo	$83,000	$58	94
4080 Pedley Rd #47	0.00mi	3/2.0	1,344 (-7%)	5mo	$175,000	$130	85
4041 Pedley Rd #74	0.23mi	2/2.0 (-1)	1,440 (0%)	3mo	$158,000	$110	81
4041 Pedley #135	0.31mi	4/2.0 (+1)	1,355 (-6%)	1mo	$177,500	$131	70
4041 Pedley #4	0.23mi	3/2.0	1,272 (-12%)	0mo	$181,500	$143	69
3700-3700 Quartz Cyn #41	0.59mi	3/2.0	1,460 (+1%)	6mo	$220,000	$151	65
4041 Pedley Rd #16	0.23mi	3/2.0	1,248 (-13%)	7mo	$180,000	$144	61
3700 Quartz Canyon Rd #45	0.59mi	4/2.0 (+1)	1,468 (+2%)	9mo	$205,000	$140	57
3700 Quartz Canyon Rd #118	0.59mi	4/2.0 (+1)	1,512 (+5%)	7mo	$190,000	$126	54
3700 Quartz Cyn #6	0.59mi	4/2.0 (+1)	1,404 (-2%)	12mo	$194,000	$138	53
3700 Quartz Canyon Rd #82	0.59mi	3/2.0	1,568 (+9%)	6mo	$180,000	$115	52
3700 Quartz Canyon Rd #48	0.59mi	4/2.0 (+1)	1,539 (+7%)	8mo	$222,000	$144	49

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.26×
• Total profit: $59,935
• Equity at exit: $25,347

10-year hold

• IRR: 37.0%
• Equity multiple: 4.17×
• Total profit: $150,761
• Equity at exit: $14,698

Cash invested: $47,600 (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 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,103 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,456

Break-even live

Break-even rent $1,260

Max offer price $169,999

Occupancy floor 48%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8554 Wild Pony Dr Riverside, CA	3.0	2.0	1200	$3,000	$2.50	43d	1	0.38mi
3892 Kenneth St Jurupa Valley, CA	3.0	2.0	1700	$3,000	$1.76	44d	1	0.67mi

Listing history 25 events

1. 2026-06-18
   days on market $169,999 Active 111 DOM
2. 2026-06-17
   days on market $169,999 Active 110 DOM
3. 2026-06-16
   days on market $169,999 Active 109 DOM
4. 2026-06-15
   days on market $169,999 Active 108 DOM
5. 2026-06-13
   days on market $169,999 Active 106 DOM
6. 2026-06-13
   days on market $169,999 Active 105 DOM
7. 2026-06-09
   days on market $169,999 Active 102 DOM
8. 2026-06-08
   days on market $169,999 Active 101 DOM
9. 2026-06-07
   days on market $169,999 Active 100 DOM
10. 2026-06-04
    days on market $169,999 Active 97 DOM
11. 2026-06-03
    days on market $169,999 Active 96 DOM
12. 2026-06-02
    days on market $169,999 Active 95 DOM
13. 2026-06-01
    days on market $169,999 Active 94 DOM
14. 2026-05-31
    days on market $169,999 Active 93 DOM
15. 2026-04-24
    price $169,999 1033-char remark

    Show marketing remark (1033 chars)

    Discover comfortable, affordable living in the heart of Jurupa Valley! Unit 53 at 4080 Pedley Rd offers an excellent opportunity to own a charming, well-maintained mobile home within the desirable Bravo Estates Mobile Home Park. This delightful, corner lot residence provides a fantastic blend of community amenities and private retreat. Featuring 3 bedrooms and 2 bathrooms, the home includes an open-concept living area, a modern kitchen, and laundry room. The exterior space offers a spacious covered patio and generous side and backyard living area. As a resident of Bravo Estates, you'll have access to fantastic community amenities, which typically include swimming pool, community center and beautiful mountain view. This park is conveniently located near freeway access, ample shopping and dining areas, schools and a short drive to Mt. Rubidoux. Don't miss the chance to experience the relaxed lifestyle offered by Bravo Estates. This unit is ideal for those seeking value, convenience, and a welcoming community atmosphere.

16. 2026-02-27
    listed $175,000 Active 1033-char remark

    Show marketing remark (1033 chars)

    Discover comfortable, affordable living in the heart of Jurupa Valley! Unit 53 at 4080 Pedley Rd offers an excellent opportunity to own a charming, well-maintained mobile home within the desirable Bravo Estates Mobile Home Park. This delightful, corner lot residence provides a fantastic blend of community amenities and private retreat. Featuring 3 bedrooms and 2 bathrooms, the home includes an open-concept living area, a modern kitchen, and laundry room. The exterior space offers a spacious covered patio and generous side and backyard living area. As a resident of Bravo Estates, you'll have access to fantastic community amenities, which typically include swimming pool, community center and beautiful mountain view. This park is conveniently located near freeway access, ample shopping and dining areas, schools and a short drive to Mt. Rubidoux. Don't miss the chance to experience the relaxed lifestyle offered by Bravo Estates. This unit is ideal for those seeking value, convenience, and a welcoming community atmosphere.

17. 2021-12-31
    soldstatus $110,000 Closed Sale 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

18. 2021-11-01
    status Active Under Contract 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

19. 2021-10-17
    status Active 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

20. 2021-09-30
    status Active 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

21. 2021-09-30
    price $115,000 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

22. 2021-08-23
    historical Active Under Contract 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

23. 2021-07-31
    listed $99,900 Active 465-char remark

    Show marketing remark (465 chars)

    Welcome to Bravo Estates, a great family park if you're in the market for a mobile home. This beautiful home will not disappoint, and it features 3 bedrooms, 2 baths, a fireplace, dining room, a spacious kitchen, and much more. The surrounding yard offers a great place to sit outside on the awesome patio & enjoy the summer evenings. Included in the park is a swimming pool as well as other amenities, and is conveniently located close to the 60/15 freeways.

24. 2014-07-02
    soldstatus $50,000 Closed
25. 2014-05-19
    listed $52,500 Active

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$898/yr (+$75/mo · 228.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,233
• − Mortgage interest: −$9,523
• − Property taxes: −$394
• − Insurance: −$850
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$4,945
• Taxable income: $15,564
• Est. tax owed @ 24.0%: −$3,735
• After-tax cash flow: $13,737/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: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 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: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• 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

+223.8% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $169,999 CRMLS
• 2026-02-27 Listed $175,000 CRMLS
• 2021-12-31 Sold (MLS) $110,000 CRMLS
• 2021-11-01 Relisted — CRMLS
• 2021-10-17 Relisted — CRMLS
• 2021-09-30 Relisted — CRMLS
• 2021-09-30 Price Changed $115,000 CRMLS
• 2021-08-23 Contingent — CRMLS
• 2021-07-31 Listed $99,900 CRMLS
• 2014-07-02 Sold (MLS) $50,000 CRMLS
• 2014-05-19 Listed $52,500 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $394 · +5.4% YoY. Source: county tax records.