350 E San Jacinto #36 · Perris, CA 92571

$135,000

1 bd · 1.0 ba · 924 sqft · Manufactured public records · 41 Days on market

Built 1984

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a fantastic opportunity for first-time home buyers or investors!! Own this beautiful home in the gated community of Lake Perris Village. It is conveniently located right across from the 215 Freeway. This wonderful home features 2 bedrooms, 2 baths and a kitchen with lots of cabinet space and a nice open view of the living room. It has been well priced for a quick sale so call us today for more details!!

Key facts

• 3 garage spots
• Community pool
• Built 1984

Property features AI

Finance

• Other: Located in the LAKEVIEW park; Living area source: Assessor's data
• HOA & community: Land lease of $1,000 per month; Community features include dog park and park

Exterior

• Parking: 3 covered garage spaces; 3 uncovered spaces (6 total parking spaces)
• Security: Automatic gate
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected
• Home design: Mobile home (24' x 38'); Turnkey condition; Single-story
• Construction: Mobile construction; Year built (per public records)
• Exterior features: Community pool; Siding skirt; 0–1 unit per acre lot

Interior

• Kitchen: Gas range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: One-level layout; Side entry; Automatic gate
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.7% in Perris — 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 67/100 on livability (#322 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B; Watch: crime C-, health & safety D, schools F.
• Perris Union High (suburban): math 21% / reading 48% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.7%/yr); 136 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $933 of loan paydown is wiped out by about $4k 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 + 7.7% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $25k; list at $135k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $89,628
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 E San Jacinto Ave #145	0.00mi	2/2.0 (+1)	1,000 (+8%)	12mo	$96,600	$97	67

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 · 7.69% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.68×
• Total profit: $25,846
• Equity at exit: $20,129

10-year hold

• IRR: 27.9%
• Equity multiple: 4.04×
• Total profit: $115,019
• Equity at exit: $11,672

Cash invested: $37,800 (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 92571

• Home prices YoY: -9.4%
• Rents YoY: 7.7%
• Active inventory: 136
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $598

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 64%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Wilkerson Ave Perris, CA	2.0	2.0	920	$1,595	$1.73	1d	1	0.28mi
290 Wilson Ave Perris, CA	1.0–3.0	1.0–2.0	875	$1,525	$1.74	1d	7	0.34mi
1355 S Perris Blvd Perris, CA	2.0	1.0	962	$1,975	$2.05	1d	1	1.01mi
1188 Witt St Perris, CA	2.0	1.0	900	$2,800	$3.11	1d	1	1.45mi
2036 Orchard Dr Perris, CA	2.0	2.0	1005	$2,095	$2.08	1d	1	1.48mi
2036 Orchard Dr Perris, CA	2.0	2.0	1005	$2,095	$2.08	2d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 41 DOM
2. 2026-06-17
   days on market $135,000 Active 40 DOM
3. 2026-06-16
   days on market $135,000 Active 39 DOM
4. 2026-06-15
   days on market $135,000 Active 38 DOM
5. 2026-06-13
   days on market $135,000 Active 36 DOM
6. 2026-06-13
   days on market $135,000 Active 35 DOM
7. 2026-06-09
   days on market $135,000 Active 32 DOM
8. 2026-06-08
   days on market $135,000 Active 31 DOM
9. 2026-06-07
   days on market $135,000 Active 30 DOM
10. 2026-06-04
    days on market $135,000 Active 27 DOM
11. 2026-06-03
    days on market $135,000 Active 26 DOM
12. 2026-06-02
    days on market $135,000 Active 25 DOM
13. 2026-06-01
    days on market $135,000 Active 24 DOM
14. 2026-05-31
    days on market $135,000 Active 23 DOM
15. 2026-05-08
    listed $135,000 Active
16. 2026-05-07
    historical $135,000
17. 2026-05-01
    historical
18. 2026-03-22
    price $134,999
19. 2026-02-13
    listed $140,000 Active
20. 2020-03-18
    soldstatus $25,000 Closed Sale 414-char remark

    Show marketing remark (414 chars)

    This is a fantastic opportunity for first-time home buyers or investors!! Own this beautiful home in the gated community of Lake Perris Village. It is conveniently located right across from the 215 Freeway. This wonderful home features 2 bedrooms, 2 baths and a kitchen with lots of cabinet space and a nice open view of the living room. It has been well priced for a quick sale so call us today for more details!!

21. 2020-03-10
    status Pending Sale 414-char remark

    Show marketing remark (414 chars)

    This is a fantastic opportunity for first-time home buyers or investors!! Own this beautiful home in the gated community of Lake Perris Village. It is conveniently located right across from the 215 Freeway. This wonderful home features 2 bedrooms, 2 baths and a kitchen with lots of cabinet space and a nice open view of the living room. It has been well priced for a quick sale so call us today for more details!!

22. 2019-12-03
    price $25,000 414-char remark

    Show marketing remark (414 chars)

    This is a fantastic opportunity for first-time home buyers or investors!! Own this beautiful home in the gated community of Lake Perris Village. It is conveniently located right across from the 215 Freeway. This wonderful home features 2 bedrooms, 2 baths and a kitchen with lots of cabinet space and a nice open view of the living room. It has been well priced for a quick sale so call us today for more details!!

23. 2019-11-06
    listed $30,000 Active 414-char remark

    Show marketing remark (414 chars)

    This is a fantastic opportunity for first-time home buyers or investors!! Own this beautiful home in the gated community of Lake Perris Village. It is conveniently located right across from the 215 Freeway. This wonderful home features 2 bedrooms, 2 baths and a kitchen with lots of cabinet space and a nice open view of the living room. It has been well priced for a quick sale so call us today for more details!!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,261
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$3,927
• Taxable income: $5,350
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $5,897/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: Perris Union High
• NCES district ID: 0630210
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $49,210
• Composite: 29.75/100
• National rank: #6439
• State rank: #282 of 517 in CA

Livability — Perris

• Score: 67/100
• State rank: #322
• US rank: #10902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perris, CA
• County: Riverside County · 2,287,001 people
• City population: 118,178
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 60,096
• Household income: $92,309
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1152.0

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 18% Black 9% White 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 62% 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: ▼ -43.87%
• Current HPI: 421.3426
• Rent YoY: ▲ 7.69%
• 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

+350.0% since first listed

9 events — show timeline

• 2026-05-08 Listed $135,000 CRMLS
• 2026-05-07 Coming Soon $135,000 CRMLS
• 2026-05-01 Listing Removed — CRMLS
• 2026-03-22 Price Changed $134,999 CRMLS
• 2026-02-13 Listed $140,000 CRMLS
• 2020-03-18 Sold (MLS) $25,000 CRMLS
• 2020-03-10 Pending — CRMLS
• 2019-12-03 Price Changed $25,000 CRMLS
• 2019-11-06 Listed $30,000 CRMLS

Property tax history

+9.8%/yr

Latest (2025): $207 · +5.7% YoY. Source: county tax records.