25350 Santiago Dr #182 · Moreno Valley, CA 92551

$185,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 23 Days on market

Built 2002 78 ac lot $127/sqft · 17% above area Est $158k · 17% over

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

Key facts

• Indoor laundry area
• Clubhouse
• Fencing

Tags

• CENTRAL A/C
• INDOOR LAUNDRY AREA
• FENCING
• POOL
• CLUBHOUSE
• PLAYGROUND

Property features AI

Finance

• Other: Accessibility: Swing-in doors and 2+ access exits; Directions: North on Perris, Right on Santiago
• Financial info: Assessments: Unknown
• HOA & community: Community amenities include pool, clubhouse, sport court, playground, picnic area, park and common RV parking; Land lease: $940 monthly

Exterior

• Parking: Carport with 2 parking spaces; Park name: Santiago Sunny Mead Estates
• Security: Window bars; Carbon monoxide and smoke detectors; Smoke detector
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Cable connected
• Home design: Single-story mobile home (double-wide); Entry level: 1; Turnkey, updated/remodeled
• Construction: Raised foundation; Mobile home remains (24' x 48'); Wood fencing
• Exterior features: Front porch; Porch; Back yard; Yard; Shed; Community pool

Interior

• Kitchen: Granite counters; Microwave; Refrigerator; Gas range; Dishwasher
• Bedrooms: All bedrooms on main level; Primary suite with walk-in closet
• Flooring: Tile
• Bathrooms: Two full bathrooms; Walk-in shower
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Open floor plan; Blinds; Window bars; Carbon monoxide and smoke detectors; Side entry; One-level home
• Laundry & utility: Inside laundry; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.9% in Moreno 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 55/100 on livability (#838 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Val Verde Unified (suburban): math 28% / reading 44% proficiency, ranked #820 of 1,400 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 64 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 32% of the median local income ($100k/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 $6k 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 + 0.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $73k; list at $185k implies a 153% gain — meaningful room to come down on a strong offer.

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 $182,225 (1.5% below list)

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: 1.43% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (median comp): $157,639
• List price: $185,000
• Delta: 17.36%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25350 Santiago Dr #81	0.08mi	3/2.0 (+1)	1,440 (-1%)	7mo	$90,000	$63	83
25350 Santiago Dr #27	0.08mi	3/2.0 (+1)	1,456 (0%)	10mo	$185,000	$127	83
25350 Santiago Dr #162	0.07mi	3/2.0 (+1)	1,568 (+8%)	4mo	$190,000	$121	76
25350 Santiago Dr #186	0.04mi	3/2.5 (+1)	1,456 (0%)	23mo	$184,000	$126	72
25350 Santiago Dr #22	0.10mi	3/2.0 (+1)	1,300 (-11%)	4mo	$155,000	$119	70
25350 Santiago Dr #72	0.08mi	3/2.0 (+1)	1,400 (-4%)	23mo	$130,000	$93	66
25350 Santiago Dr #62	0.13mi	3/2.0 (+1)	1,248 (-14%)	10mo	$185,000	$148	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.48×
• Total profit: $24,964
• Equity at exit: $27,584

10-year hold

• IRR: 19.2%
• Equity multiple: 2.40×
• Total profit: $72,334
• Equity at exit: $15,995

Cash invested: $51,800 (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 92551

• Home prices YoY: -10.3%
• Rents YoY: -0.9%
• Active inventory: 64
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $985

Break-even live

Break-even rent $1,396

Max offer price $185,000

Occupancy floor 58%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25409 Beantree Ct Moreno Valley, CA	3.0	2.0	1060	$2,795	$2.64	22d	1	0.25mi
15776 Bluechip Cir Moreno Valley, CA	3.0	2.0	1060	$2,495	$2.35	24d	1	0.25mi
25686 Palo Cedro Dr Moreno Valley, CA	3.0	2.0	1686	$2,800	$1.66	24d	1	0.34mi
25686 Palo Cedro Dr Moreno Valley, CA	3.0	2.0	1686	$2,800	$1.66	22d	1	0.34mi
25836 Iris Ave Moreno Valley, CA	2.0	2.0	1064	$2,300	$2.16	5d	1	0.43mi
25850 Iris Ave Unit A Moreno Valley, CA	2.0	2.0	1064	$2,280	$2.14	24d	1	0.43mi
25798 Iris Ave Moreno Valley, CA	2.0	2.5	1444	$2,400	$1.66	44d	1	0.45mi
15663 Lasselle St #76 Moreno Valley, CA	2.0	2.0	1140	$2,300	$2.02	44d	1	0.47mi
15645 Lasselle St #105 Moreno Valley, CA	3.0	3.0	1599	$2,795	$1.75	2d	1	0.50mi
15700 Lasselle St Moreno Valley, CA	1.0–3.0	1.0–2.0	944	$2,474	$2.62	2d	27	0.61mi
15988 Lasselle St #4 Moreno Valley, CA	3.0	3.5	1850	$3,200	$1.73	44d	1	0.78mi
16340 Lasselle St Moreno Valley, CA	1.0–2.0	1.0–2.0	930	$2,590	$2.78	2d	10	0.95mi
14663 Rio Grande Dr Moreno Valley, CA	3.0	2.0	1277	$2,800	$2.19	24d	1	1.05mi
26222 Krameria Ave Moreno Valley, CA	2.0	2.0	1139	$2,650	$2.33	2d	1	1.12mi
14563 Gulfstream Ln Moreno Valley, CA	3.0	2.5	1524	$6,500	$4.27	44d	1	1.26mi
14561 Victor Dr Moreno Valley, CA	3.0	2.0	1474	$2,800	$1.90	44d	1	1.40mi
14400 Lasselle St Unit F201 Moreno Valley, CA	3.0	2.0	1478	$2,895	$1.96	44d	1	1.41mi
14400 Lasselle St Unit E206 Moreno Valley, CA	2.0	2.0	1167	$2,595	$2.22	44d	1	1.41mi
14400 Lasselle St Unit M107 Moreno Valley, CA	1.0	1.0	925	$2,100	$2.27	44d	1	1.41mi
14400 Lasselle St Unit F207 Moreno Valley, CA	1.0	1.0	925	$2,145	$2.32	24d	1	1.42mi
17135 Via Xavier Moreno Valley, CA	3.0	2.0	1690	$2,900	$1.72	44d	1	1.43mi

Listing history 27 events

1. 2026-06-18
   days on market $185,000 Active 23 DOM
2. 2026-06-17
   days on market $185,000 Active 22 DOM
3. 2026-06-16
   days on market $185,000 Active 21 DOM
4. 2026-06-15
   days on market $185,000 Active 20 DOM
5. 2026-06-13
   days on market $185,000 Active 18 DOM
6. 2026-06-09
   days on market $185,000 Active 14 DOM
7. 2026-06-08
   days on market $185,000 Active 13 DOM
8. 2026-06-07
   days on market $185,000 Active 12 DOM
9. 2026-06-04
   days on market $185,000 Active 9 DOM
10. 2026-06-03
    days on market $185,000 Active 8 DOM
11. 2026-06-02
    days on market $185,000 Active 7 DOM
12. 2026-06-01
    days on market $185,000 Active 6 DOM
13. 2026-05-31
    days on market $185,000 Active 5 DOM
14. 2026-04-30
    listed $185,000 Active 740-char remark
15. 2018-01-12
    soldstatus $73,000 Closed Sale 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

16. 2018-01-06
    status Pending Sale 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

17. 2017-12-29
    soldstatus $73,000 Closed Sale 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

18. 2017-12-05
    status Pending Sale 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

19. 2017-10-23
    status Active 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

20. 2017-10-23
    price $79,900 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

21. 2017-09-28
    status Pending Sale 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

22. 2017-08-15
    listed $75,000 Active 633-char remark

    Show marketing remark (633 chars)

    Located in the Santiago Estates, built in 2002 it has 3 bedrooms, 2 bathrooms and a living space of 1,344sqft. Very spacious living room and kitchen with an island/breakfast bar. All three bedrooms are great size and the master has its bathroom with a tub and separate shower. It also has its own laundry room for your convenience with shelves for storage. The back yard is fenced, perfect for family bbqs or for a garden. There is a storage shed in the back as well. The home is set in a friendly community park that has a pool, basketball courts, BBQ area and clubhouse. Come out and see this beautiful home that's waiting for you!

23. 2007-11-01
    historical
24. 2007-10-30
    listed $85,000
25. 2007-10-09
    historical
26. 2007-05-16
    price $89,000
27. 2007-05-09
    listed $85,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$738/yr (+$62/mo · 110.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,720
• − Mortgage interest: −$10,363
• − Property taxes: −$668
• − Insurance: −$925
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$5,382
• Taxable income: $9,307
• Est. tax owed @ 24.0%: −$2,234
• After-tax cash flow: $9,590/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: Val Verde Unified
• NCES district ID: 0691135
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $57,468
• Composite: 34.45/100
• National rank: #10154
• State rank: #820 of 1400 in CA

Livability — Moreno Valley

• Score: 55/100
• State rank: #838
• US rank: #23203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreno Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 212,104
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 37,425
• Household income: $99,970
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 913.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Black 17% Two or more races 15% White 8% Asian 4%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 51% Tagalog/Filipino 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: ▼ -47.07%
• Current HPI: 410.9675
• Rent YoY: ▼ -0.94%
• 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

+117.6% since first listed

16 events — show timeline

• 2026-05-26 Listing Removed — CRMLS
• 2026-05-26 Listed $185,000 CRMLS
• 2026-04-30 Listed $185,000 CRMLS
• 2018-01-12 Sold (MLS) $73,000 CRMLS
• 2018-01-06 Pending — CRMLS
• 2017-12-29 Sold (MLS) $73,000 CRMLS
• 2017-12-05 Pending — CRMLS
• 2017-10-23 Relisted — CRMLS
• 2017-10-23 Price Changed $79,900 CRMLS
• 2017-09-28 Pending — CRMLS
• 2017-08-15 Listed $75,000 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-10-30 Listed $85,000 CRMLS
• 2007-10-09 Listing Removed — CRMLS
• 2007-05-16 Price Changed $89,000 CRMLS
• 2007-05-09 Listed $85,000 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $668 · +3.4% YoY. Source: county tax records.