6154 Mission Blvd #65 · Jurupa Valley, CA 92509

$179,900

3 bd · 2.0 ba · 900 sqft · Manufactured · 103 Days on market

Built 2025 $200/sqft · 30% above area Est $138k · 30% over ↓ 3% since listing

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Why this score? — see what drove the C+ 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
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Jurupa Valley, this brand-new 2025 Clayton home is approximately 900 sq. ft. and features three bedrooms and two bathrooms. The home boasts 9-foot sidewalls and flat ceilings, with laminate flooring and recessed can lighting throughout. Each room is also prepped for ceiling fans. The kitchen is equipped with stainless steel appliances and includes washer and dryer hookups, quartz countertops, and a ceramic white tile backsplash. This is a must-see—don't miss this opportunity!

Key facts

• Laminate flooring
• Quartz countertops
• Built 2025

Tags

• STAINLESS STEEL APPLIANCES
• LAMINATE FLOORING
• RECESSED CAN LIGHTING
• CERAMIC WHITE TILE BACKSPLASH
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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); 201 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 38% 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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: 1.69% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.77%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $138,048
• List price: $179,900
• Delta: 30.32%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5803 Mission Blvd Blvd #74	0.66mi	2/2.0 (-1)	960 (+7%)	9mo	$118,000	$123	46
5803 Mission #80	0.66mi	2/2.0 (-1)	880 (-2%)	21mo	$125,000	$142	43

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: 20.0%
• Equity multiple: 1.79×
• Total profit: $40,036
• Equity at exit: $26,824

10-year hold

• IRR: 27.0%
• Equity multiple: 3.19×
• Total profit: $110,421
• Equity at exit: $15,554

Cash invested: $50,372 (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: 201
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,049 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $1,166

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,290	-5% $1,228	+0% $1,166	+5% $1,103	+10% $1,041
Rent	-10% $925	-5% $1,045	+0% $1,166	+5% $1,286	+10% $1,407
Rate	-1.0pp $1,256	-0.5pp $1,211	base $1,166	+0.5pp $1,119	+1.0pp $1,072

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4330 Pacific Ave Jurupa Valley, CA	3.0	2.0	910	$3,300	$3.63	0d	1	0.55mi
3701 Mintern St Unit 3701 Riverside, CA	2.0	1.0	875	$1,995	$2.28	44d	1	1.20mi

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 103 DOM
2. 2026-06-18
   days on market $179,900 Active 100 DOM
3. 2026-06-17
   days on market $179,900 Active 99 DOM
4. 2026-06-16
   days on market $179,900 Active 98 DOM
5. 2026-06-15
   days on market $179,900 Active 97 DOM
6. 2026-06-13
   days on market $179,900 Active 95 DOM
7. 2026-06-13
   days on market $179,900 Active 94 DOM
8. 2026-06-09
   days on market $179,900 Active 91 DOM
9. 2026-06-08
   days on market $179,900 Active 90 DOM
10. 2026-06-07
    days on market $179,900 Active 89 DOM
11. 2026-06-04
    days on market $179,900 Active 86 DOM
12. 2026-06-03
    days on market $179,900 Active 85 DOM
13. 2026-06-02
    days on market $179,900 Active 84 DOM
14. 2026-06-01
    days on market $179,900 Active 83 DOM
15. 2026-05-31
    days on market $179,900 Active 82 DOM
16. 2026-05-07
    price $179,900 497-char remark

    Show marketing remark (497 chars)

    Located in Jurupa Valley, this brand-new 2025 Clayton home is approximately 900 sq. ft. and features three bedrooms and two bathrooms. The home boasts 9-foot sidewalls and flat ceilings, with laminate flooring and recessed can lighting throughout. Each room is also prepped for ceiling fans. The kitchen is equipped with stainless steel appliances and includes washer and dryer hookups, quartz countertops, and a ceramic white tile backsplash. This is a must-see—don't miss this opportunity!

17. 2026-03-10
    listed $184,900 Active 497-char remark

    Show marketing remark (497 chars)

    Located in Jurupa Valley, this brand-new 2025 Clayton home is approximately 900 sq. ft. and features three bedrooms and two bathrooms. The home boasts 9-foot sidewalls and flat ceilings, with laminate flooring and recessed can lighting throughout. Each room is also prepped for ceiling fans. The kitchen is equipped with stainless steel appliances and includes washer and dryer hookups, quartz countertops, and a ceramic white tile backsplash. This is a must-see—don't miss this opportunity!

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,591
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,927
• − Management: −$2,927
• − Depreciation: −$5,233
• Taxable income: $11,828
• Est. tax owed @ 24.0%: −$2,839
• After-tax cash flow: $11,149/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

-2.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $179,900 CRMLS
• 2026-03-10 Listed $184,900 CRMLS