46 Round Table · Riverside, CA 92507

$94,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 52 Days on market

Built 1968 Fair condition $70/sqft · 43% below area Est $165k · 43% 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
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to King Arthur Mobile Estate! An All Age Community Park! Property is a 2 Bed 2 Bath with a lot of space! Featuring an open floor plan with Kitchen, Living room and dining area. Property also offers a good size patio with plenty of parking space. Seller has kept up with the property ( Has a new roof approximately 1 to 2 yr old). The large Club house offers a lot of activities. A conveniently large area that can be used for family gatherings. Large pool, game room and a kitchen! Must come and see!

Key facts

• Open floor plan
• Large pool
• Large clubhouse

Tags

• OPEN FLOOR PLAN
• GOOD SIZE PATIO
• LARGE CLUBHOUSE
• LARGE POOL
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k. Condition is rated fair.

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 ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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: health & safety D, crime F, cost of living F.
• Riverside Unified (urban): math 36% / reading 51% proficiency, ranked #574 of 1,400 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 692 students, 82% FRL); University Heights Middle (804 students, 92% FRL); John W. North High (2,173 students, 87% FRL) — zoned schools average 87% FRL vs 53% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the Riverside Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 159 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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 + 0.5% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $55k; list at $94k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.48% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.51%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $165,000
• List price: $94,000
• Delta: -43.03%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 Massachussetts Ave #94	0.08mi	3/2.0 (+1)	1,300 (-3%)	0mo	$185,000	$142	86
79 Round Table Dr	0.07mi	2/2.0	1,344 (0%)	16mo	$110,000	$82	84
98 Sir Galahad Dr	0.04mi	3/2.0 (+1)	1,248 (-7%)	13mo	$159,900	$128	70
2595 Atlanta Ave #19	0.16mi	3/2.0 (+1)	1,344 (0%)	24mo	$190,000	$141	68
2 Round Table Dr	0.08mi	2/2.0	1,224 (-9%)	19mo	$121,000	$99	66
1560 Massachusetts Ave #138	0.09mi	3/2.0 (+1)	1,440 (+7%)	20mo	$179,900	$125	62

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.10×
• Total profit: $55,285
• Equity at exit: $14,016

10-year hold

• IRR: 54.4%
• Equity multiple: 5.72×
• Total profit: $124,211
• Equity at exit: $8,127

Cash invested: $26,320 (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 92507

• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,196

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,261	-5% $1,228	+0% $1,196	+5% $1,163	+10% $1,131
Rent	-10% $1,011	-5% $1,103	+0% $1,196	+5% $1,288	+10% $1,380
Rate	-1.0pp $1,243	-0.5pp $1,219	base $1,196	+0.5pp $1,171	+1.0pp $1,146

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2770 Atlanta Ave Riverside, CA	2.0	1.0	910	$2,030	$2.23	3d	1	0.10mi
1370 Wheaton Way Riverside, CA	3.0	2.0	1170	$2,595	$2.22	45d	1	0.29mi
1201 W Blaine St Riverside, CA	1.0–2.0	1.0	921	$2,160	$2.35	3d	7	0.35mi
1301 Wheaton Way Riverside, CA	3.0	2.0	1152	$2,750	$2.39	3d	1	0.35mi
1251 Massachusetts Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,300	$2.93	45d	7	0.36mi
2442 Iowa Ave Riverside, CA	2.0	1.0–1.5	743	$2,551	$3.43	0d	17	0.38mi
1175 W Blaine St Riverside, CA	1.0–2.0	1.0–2.0	790	$2,220	$2.81	0d	5	0.43mi
1170 Tripoli St Riverside, CA	2.0–3.0	1.0–2.0	837	$545	$0.65	45d	1	0.56mi
1046 Spruce St Riverside, CA	1.0–2.0	1.0–2.0	780	$2,400	$3.08	45d	1	0.57mi
3472 Anderson Ave Unit 02N Riverside, CA	2.0	1.5	925	$1,950	$2.11	4d	1	0.57mi
3429 Rustin Ave Riverside, CA	2.0–3.0	2.0	1080	$2,225	$2.06	0d	4	0.59mi
1120 W Linden St Riverside, CA	1.0–2.0	1.0–2.0	750	$2,260	$3.01	0d	11	0.69mi
1966 W Linden St Riverside, CA	2.0	1.5	1000	$2,100	$2.10	14d	1	0.76mi
1966 W Linden St Unit 1960 Riverside, CA	2.0	1.5	1000	$2,100	$2.10	25d	1	0.76mi
1415 Everton Pl Riverside, CA	3.0	2.0	1152	$1,000	$0.87	45d	1	0.80mi
1471 Everton Pl Riverside, CA	3.0	2.0	1152	$2,400	$2.08	45d	1	0.80mi
1424 Everton Pl Riverside, CA	3.0	2.0	1152	$2,700	$2.34	20d	1	0.82mi
3170 Canyon Crest Dr Riverside, CA	1.0–2.0	1.0–1.5	575	$2,502	$4.35	45d	1	0.83mi
807 W Blaine St Riverside, CA	2.0	2.0	912	$2,275	$2.49	45d	1	0.85mi
1662 Palermo Dr Riverside, CA	1.0	1.0	1657	$1,000	$0.60	21d	1	0.85mi
3996 Iowa Ave Riverside, CA	3.0	1.0–8.0	687	$1,462	$2.13	14d	1	0.86mi
3077 Wendell Way Riverside, CA	3.0	2.0	1078	$2,950	$2.74	5d	1	1.08mi
3523 Strong St Riverside, CA	3.0	2.0	1126	$3,200	$2.84	11d	1	1.28mi
3516 Tyco Dr Riverside, CA	2.0	2.0	1037	$2,600	$2.51	45d	1	1.33mi
3452 Mulberry St Unit 2 Riverside, CA	2.0	1.0	927	$1,795	$1.94	45d	1	1.36mi
3050 Mission Inn Ave Riverside, CA	2.0	1.0–2.0	700	$2,675	$3.82	6d	10	1.38mi
3647 Elliotta Dr Riverside, CA	2.0	2.0	1050	$2,895	$2.76	45d	1	1.43mi
3451 5th St Riverside, CA	3.0	2.0	1700	$3,250	$1.91	6d	1	1.47mi
3451 5th St Unit 3451 Riverside, CA	3.0	2.0	1700	$3,295	$1.94	6d	1	1.47mi
3745 Strong St Riverside, CA	1.0–2.0	1.0	782	$1,995	$2.55	6d	2	1.50mi

Listing history 14 events

1. 2026-06-09
   days on market $94,000 Active 52 DOM
2. 2026-06-08
   days on market $94,000 Active 51 DOM
3. 2026-06-07
   days on market $94,000 Active 50 DOM
4. 2026-06-04
   days on market $94,000 Active 47 DOM
5. 2026-06-03
   days on market $94,000 Active 46 DOM
6. 2026-06-02
   days on market $94,000 Active 45 DOM
7. 2026-06-01
   days on market $94,000 Active 44 DOM
8. 2026-05-31
   days on market $94,000 Active 43 DOM
9. 2026-04-18
   listed $94,000 Active 510-char remark

   Show marketing remark (510 chars)

   Welcome to King Arthur Mobile Estate! An All Age Community Park! Property is a 2 Bed 2 Bath with a lot of space! Featuring an open floor plan with Kitchen, Living room and dining area. Property also offers a good size patio with plenty of parking space. Seller has kept up with the property ( Has a new roof approximately 1 to 2 yr old). The large Club house offers a lot of activities. A conveniently large area that can be used for family gatherings. Large pool, game room and a kitchen! Must come and see!

10. 2023-03-31
    soldstatus $55,000 Closed Sale 689-char remark

    Show marketing remark (689 chars)

    Beautiful double wide located at the desired King Arthur Mobile Estate Park. Open spacious floor plan with large windows to let the light in. The property is fenced all around with a block wall in the rear. There have been some recent updates. This sits in a perfect location walking distance to the clubhouse and Pool. The large Club house offers lots of activities, large area that can be used for private parties with Kitchen, Large Pool, Game room with pool table and ping pong. Library/study room, sitting areas, there is lots to enjoy for the family. EZ freeway access, near schools, shopping, minutes to downtown Riversides Mission Inn, theaters, movie house, restaurants and more.

11. 2023-03-27
    status Pending Sale 689-char remark

    Show marketing remark (689 chars)

    Beautiful double wide located at the desired King Arthur Mobile Estate Park. Open spacious floor plan with large windows to let the light in. The property is fenced all around with a block wall in the rear. There have been some recent updates. This sits in a perfect location walking distance to the clubhouse and Pool. The large Club house offers lots of activities, large area that can be used for private parties with Kitchen, Large Pool, Game room with pool table and ping pong. Library/study room, sitting areas, there is lots to enjoy for the family. EZ freeway access, near schools, shopping, minutes to downtown Riversides Mission Inn, theaters, movie house, restaurants and more.

12. 2023-03-22
    historical Active Under Contract 689-char remark

    Show marketing remark (689 chars)

    Beautiful double wide located at the desired King Arthur Mobile Estate Park. Open spacious floor plan with large windows to let the light in. The property is fenced all around with a block wall in the rear. There have been some recent updates. This sits in a perfect location walking distance to the clubhouse and Pool. The large Club house offers lots of activities, large area that can be used for private parties with Kitchen, Large Pool, Game room with pool table and ping pong. Library/study room, sitting areas, there is lots to enjoy for the family. EZ freeway access, near schools, shopping, minutes to downtown Riversides Mission Inn, theaters, movie house, restaurants and more.

13. 2023-03-18
    price $65,000 689-char remark

    Show marketing remark (689 chars)

    Beautiful double wide located at the desired King Arthur Mobile Estate Park. Open spacious floor plan with large windows to let the light in. The property is fenced all around with a block wall in the rear. There have been some recent updates. This sits in a perfect location walking distance to the clubhouse and Pool. The large Club house offers lots of activities, large area that can be used for private parties with Kitchen, Large Pool, Game room with pool table and ping pong. Library/study room, sitting areas, there is lots to enjoy for the family. EZ freeway access, near schools, shopping, minutes to downtown Riversides Mission Inn, theaters, movie house, restaurants and more.

14. 2022-10-27
    listed $87,000 Active 689-char remark

    Show marketing remark (689 chars)

    Beautiful double wide located at the desired King Arthur Mobile Estate Park. Open spacious floor plan with large windows to let the light in. The property is fenced all around with a block wall in the rear. There have been some recent updates. This sits in a perfect location walking distance to the clubhouse and Pool. The large Club house offers lots of activities, large area that can be used for private parties with Kitchen, Large Pool, Game room with pool table and ping pong. Library/study room, sitting areas, there is lots to enjoy for the family. EZ freeway access, near schools, shopping, minutes to downtown Riversides Mission Inn, theaters, movie house, restaurants and more.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,028
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$2,735
• Taxable income: $13,664
• Est. tax owed @ 24.0%: −$3,279
• After-tax cash flow: $11,068/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

Fair 45/100 Moderate rehab

The home requires moderate repairs and updates to its kitchen and bathrooms, but is otherwise in fair condition. A fresh coat of paint and new cabinets would significantly enhance its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Minor landscaping — some overgrown plants

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality
• Both replace bathroom cabinets — modernizes the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
landscaping · some overgrown plants	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both replace bathroom cabinets — modernizes the bathroom and improves functionality ↑

ⓘ 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: Riverside Unified
• NCES district ID: 0633150
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $62,038
• Composite: 40.8/100
• National rank: #7563
• State rank: #574 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): 64,015
• Household income: $75,303
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3590.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 52% White 21% Asian 14% Two or more races 13% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Lithuanian 1% Ukrainian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 36% Chinese 4% Other Indo-European 3%

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: ▼ -401.54%
• Current HPI: 442.9617
• Rent YoY: ▲ 0.53%
• 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

+8.0% since first listed

6 events — show timeline

• 2026-04-18 Listed $94,000 CRMLS
• 2023-03-31 Sold (MLS) $55,000 CRMLS
• 2023-03-27 Pending — CRMLS
• 2023-03-22 Contingent — CRMLS
• 2023-03-18 Price Changed $65,000 CRMLS
• 2022-10-27 Listed $87,000 CRMLS