1134 Villa Calimesa #16 · Calimesa, CA 92320

$130,000

3 bd · 2.0 ba · 925 sqft · Manufactured · 19 Days on market

Built 2026 Excellent condition Est $100k · 30% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW NEVER LIVED IN 3 bed 2 bath home with an amazing view from the backyard inside a gated community with pool, spa and clubhouse. Agent check private remarks about park financing option

Key facts

• Gated community
• Clubhouse
• Spa

Tags

• GATED COMMUNITY
• POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Manager approval required for the park
• Financial info: Land lease of $2,272 per month
• HOA & community: Suburban community

Exterior

• Parking: Located in Las Palomas Estates park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home dimensions approximately 24 by 40; Mobile home remains on site
• Construction: Year built as provided by builder
• Exterior features: Community pool; Sprinkler system

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry located on the main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.7% in Calimesa — 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 (#865 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: health & safety D+, schools D, amenities F.
• Yucaipa-Calimesa Joint Unified (suburban): math 32% / reading 55% proficiency, ranked #195 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) 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 $128,050 (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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $99,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Villa Calimesa Ln #58	0.01mi	3/2.0	960 (+4%)	1mo	$165,000	$172	92
1134 Villa Calimesa Ln #95	0.01mi	3/2.0	925 (0%)	10mo	$100,000	$108	91
1134 Villa Calimesa Ln #39	0.01mi	3/2.0	960 (+4%)	7mo	$95,000	$99	88
1134 Villa Calimesa #106	0.01mi	2/2.0 (-1)	960 (+4%)	2mo	$42,500	$44	86
1134 Villa Calimesa Ln #50	0.01mi	3/2.0	920 (-0%)	16mo	$100,000	$109	85
1134 Villa Calimesa Ln #87	0.01mi	3/2.0	925 (0%)	22mo	$80,000	$86	81
1134 Villa Calimesa Ln #70	0.01mi	2/1.0 (-1)	840 (-9%)	15mo	$99,000	$118	63
1134 Villa Calimesa Ln #102	0.08mi	2/1.0 (-1)	840 (-9%)	17mo	$89,000	$106	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,668
• Equity at exit: $19,383

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $39,430
• Equity at exit: $11,240

Cash invested: $36,400 (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 92320

• Home prices YoY: -22.2%
• Active inventory: 67
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $419

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 70%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Park Ave Calimesa, CA	2.0	1.0	800	$1,600	$2.00	14d	1	0.67mi
13645 5th St #75 Yucaipa, CA	2.0	2.0	890	$1,700	$1.91	43d	1	0.95mi
213 W County Line Rd #5 Calimesa, CA	2.0	2.0	950	$1,750	$1.84	11d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $130,000 Active 19 DOM
2. 2026-06-17
   days on market $130,000 Active 18 DOM
3. 2026-06-16
   days on market $130,000 Active 17 DOM
4. 2026-06-15
   days on market $130,000 Active 16 DOM
5. 2026-06-13
   days on market $130,000 Active 14 DOM
6. 2026-06-13
   days on market $130,000 Active 13 DOM
7. 2026-06-09
   days on market $130,000 Active 10 DOM
8. 2026-06-08
   days on market $130,000 Active 9 DOM
9. 2026-06-07
   days on market $130,000 Active 8 DOM
10. 2026-06-04
    days on market $130,000 Active 5 DOM
11. 2026-06-03
    days on market $130,000 Active 4 DOM
12. 2026-06-02
    days on market $130,000 Active 3 DOM
13. 2026-06-01
    days on market $130,000 Active 2 DOM
14. 2026-05-31
    remarks 192-char remark
15. 2026-05-31
    listed $130,000 Active 1 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,016
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$3,782
• Taxable income: $3,150
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $4,276/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 · 6 photos

Excellent 95/100 None rehab

This brand new, never-lived-in manufactured home is in excellent condition with modern features and a great view. It's ready for immediate occupancy and can be enhanced with minor updates to further increase its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting interior walls — Fresh paint can make the home more appealing and increase its value.
• Both Add smart home features — Modernizes the home and adds value for both resale and rental.
• Both Install smart thermostat — Saves on energy costs and adds value for both resale and rental.
• Both Add smart lighting system — Enhances the home's curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting interior walls — Fresh paint can make the home more appealing and increase its value. ↑
• Both Add smart home features — Modernizes the home and adds value for both resale and rental. ↑
• Both Install smart thermostat — Saves on energy costs and adds value for both resale and rental. ↑
• Both Add smart lighting system — Enhances the home's curb appeal and adds value for both resale and rental. ↑

ⓘ 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: Yucaipa-Calimesa Joint Unified
• NCES district ID: 0643560
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $58,243
• Composite: 38.09/100
• National rank: #4277
• State rank: #195 of 517 in CA

Livability — Calimesa

• Score: 55/100
• State rank: #865
• US rank: #23579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calimesa, CA
• City population: 10,680
• Population (ZIP): 10,680

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 31% Two or more races 12% Asian 3% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 2%

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: ▼ -104.13%
• Current HPI: 364.3627
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-30 Listed $130,000 CRMLS