3700 Buchanan St #189 · Riverside, CA 92503

$160,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 150 Days on market

Built 1973 Good condition $111/sqft · 46% above area Est $110k · 46% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3 bedroom 2 bath home has lots of upgrades throughout! You must see this one!! This home has a huge kitchen with lots of storage space and a great, open floor plan. New flooring, new paint, new cabinets!!! It's beautiful!!! The Vinyl flooring throughout is gorgeous!! The 3 bedrooms are all large with plenty of space for all of your extras and it has a large enclosed screen room!! The rear yard is nice, private and fenced with a large storage shed for all your outdoor gear! Central air and central heat! This home is in a great location in this amazing senior community! Come take a tour and don't miss this one!!!

Key facts

• Open floor plan
• New flooring
• New paint

Tags

• HUGE KITCHEN
• OPEN FLOOR PLAN
• NEW FLOORING
• NEW PAINT
• NEW CABINETS
• LARGE ENCLOSED SCREEN ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: schools C-, health & safety D, crime F.
• Alvord Unified (urban): math 28% / reading 42% proficiency, ranked #852 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.4%/yr); 197 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 39% of the median local income ($96k/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 + 3.4% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.94% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.97%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $109,795
• List price: $160,000
• Delta: 45.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Buchanan St #28	0.00mi	3/2.0	1,440 (0%)	4mo	$80,000	$56	97
3700 Buchanan St #108	0.00mi	3/2.0	1,456 (+1%)	3mo	$189,900	$130	96
3700 Buchanan St #132	0.00mi	2/2.0 (-1)	1,440 (0%)	2mo	$158,000	$110	93
3500 Buchanan St #30	0.16mi	3/2.0	1,440 (0%)	4mo	$81,095	$56	89
3700 Buchanan St #98	0.00mi	3/2.0	1,344 (-7%)	2mo	$120,000	$89	88
3700 Buchanan St #105	0.00mi	2/2.0 (-1)	1,344 (-7%)	1mo	$86,000	$64	83
3500 Buchanan #103	0.16mi	3/2.0	1,344 (-7%)	1mo	$139,900	$104	81
3500 Buchanan St #21	0.27mi	2/2.0 (-1)	1,440 (0%)	3mo	$87,500	$61	80
3500 Buchanan St #128	0.20mi	2/2.0 (-1)	1,488 (+3%)	3mo	$72,000	$48	78
3500 Buchanan St #230	0.16mi	2/2.0 (-1)	1,356 (-6%)	3mo	$173,000	$128	76
3500 Buchanan #73	0.16mi	2/2.0 (-1)	1,344 (-7%)	2mo	$71,111	$53	75
3663 Buchanan #112	0.32mi	3/2.0	1,344 (-7%)	1mo	$169,000	$126	73

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.36×
• Total profit: $60,937
• Equity at exit: $23,857

10-year hold

• IRR: 39.5%
• Equity multiple: 4.77×
• Total profit: $168,702
• Equity at exit: $13,834

Cash invested: $44,800 (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 92503

• Rents YoY: 3.4%
• Active inventory: 197
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,100 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,343

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,454	-5% $1,398	+0% $1,343	+5% $1,288	+10% $1,232
Rent	-10% $1,098	-5% $1,221	+0% $1,343	+5% $1,465	+10% $1,588
Rate	-1.0pp $1,424	-0.5pp $1,384	base $1,343	+0.5pp $1,301	+1.0pp $1,259

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	5d	1	0.65mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	17d	1	0.67mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	44d	1	0.67mi
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	0d	24	0.88mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,559	$2.87	0d	17	1.03mi
11520 Magnolia Ave Riverside, CA	1.0–3.0	1.0–2.0	902	$4,512	$5.00	0d	7	1.15mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	44d	1	1.17mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$4,241	$4.16	0d	22	1.20mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	44d	1	1.26mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,779	$3.13	0d	18	1.27mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	2d	1	1.32mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	44d	1	1.33mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	5d	1	1.35mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$3,016	$2.89	0d	25	1.38mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$3,090	$3.27	0d	10	1.45mi
2225 Collett Ave Corona, CA	1.0–3.0	1.0–2.0	1117	$3,580	$3.20	0d	33	1.46mi
2235 Indigo Hills Dr #6 Corona, CA	2.0	2.0	1380	$2,950	$2.14	44d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $160,000 Active 150 DOM
2. 2026-06-18
   days on market $160,000 Active 147 DOM
3. 2026-06-17
   days on market $160,000 Active 146 DOM
4. 2026-06-16
   days on market $160,000 Active 145 DOM
5. 2026-06-15
   days on market $160,000 Active 144 DOM
6. 2026-06-13
   days on market $160,000 Active 142 DOM
7. 2026-06-13
   days on market $160,000 Active 141 DOM
8. 2026-06-09
   days on market $160,000 Active 138 DOM
9. 2026-06-08
   days on market $160,000 Active 137 DOM
10. 2026-06-07
    days on market $160,000 Active 136 DOM
11. 2026-06-04
    days on market $160,000 Active 133 DOM
12. 2026-06-03
    days on market $160,000 Active 132 DOM
13. 2026-06-02
    days on market $160,000 Active 131 DOM
14. 2026-06-01
    days on market $160,000 Active 130 DOM
15. 2026-05-31
    days on market $160,000 Active 129 DOM
16. 2026-01-22
    listed $160,000 Active 642-char remark

    Show marketing remark (642 chars)

    This beautiful 3 bedroom 2 bath home has lots of upgrades throughout! You must see this one!! This home has a huge kitchen with lots of storage space and a great, open floor plan. New flooring, new paint, new cabinets!!! It's beautiful!!! The Vinyl flooring throughout is gorgeous!! The 3 bedrooms are all large with plenty of space for all of your extras and it has a large enclosed screen room!! The rear yard is nice, private and fenced with a large storage shed for all your outdoor gear! Central air and central heat! This home is in a great location in this amazing senior community! Come take a tour and don't miss this one!!!

17. 2025-12-31
    historical
18. 2025-12-05
    price $160,000
19. 2025-10-23
    price $169,900
20. 2025-08-11
    price $180,000
21. 2025-08-07
    listed $195,000 Active
22. 2023-08-25
    soldstatus $115,000 Closed Sale
23. 2023-07-11
    status Pending Sale
24. 2023-06-08
    price $124,000
25. 2023-03-22
    listed $129,900 Active

ⓘ 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 7/10 Severe 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,195
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − Depreciation: −$4,655
• Taxable income: $14,427
• Est. tax owed @ 24.0%: −$3,462
• After-tax cash flow: $12,653/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

Good 80/100 Cosmetic rehab

This beautifully upgraded mobile home is move-in ready with new flooring, cabinets, and paint. It offers a spacious floor plan and is located in a great senior community.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both fence — provides privacy and adds value
• Both HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both fence — provides privacy and adds value ↑
• Both HVAC system — improves comfort and energy efficiency ↑

ⓘ 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: Alvord Unified
• NCES district ID: 0602430
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $58,965
• Composite: 33.81/100
• National rank: #10383
• State rank: #852 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): 88,395
• Household income: $96,268
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 2337.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 61% White 24% Two or more races 15% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, South Korea
• Languages at home: 44% English-only · Spanish 45% Other Indo-European 2% 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: ▼ -414.52%
• Current HPI: 393.407
• Rent YoY: ▲ 3.41%
• 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

+23.2% since first listed

10 events — show timeline

• 2026-01-22 Listed $160,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-12-05 Price Changed $160,000 CRMLS
• 2025-10-23 Price Changed $169,900 CRMLS
• 2025-08-11 Price Changed $180,000 CRMLS
• 2025-08-07 Listed $195,000 CRMLS
• 2023-08-25 Sold (MLS) $115,000 CRMLS
• 2023-07-11 Pending — CRMLS
• 2023-06-08 Price Changed $124,000 CRMLS
• 2023-03-22 Listed $129,900 CRMLS