777 S Temescal #120 · Corona, CA 92879

$199,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 65 Days on market

Built 1979 $139/sqft · 53% above area

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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 +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled Mobile Home in Corona La Linda Mobile Home Park in the beautiful city of Corona. This house features a bright Family Room open to the remodeled Kitchen and to the Laundry Room. Main Bedroom and a main Bathroom with a walk in shower. Three more spacious Bedrooms. One more Bathroom with a combination of bathtub and shower in the hall. Front Porch and covered Carport with space to park up to three automobiles. Storage space. Back yard. The Mobile Home Park offers a community pool, Gym, Basketball Court, and a Club House. Very nice neighborhood. Near the 91 freeway and shopping centers. Come and see this cozy mobile home!

Key facts

• 3 garage spots
• Community pool
• Built 1979

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.9% in Corona — 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 63/100 on livability (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 85 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 36% of the median local income ($92k/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 + 2.8% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.76%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $131,000
• List price: $199,900
• Delta: 52.60%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
777 S Temescal St #8	0.00mi	3/2.0 (+1)	1,440 (0%)	1mo	$64,500	$45	94
777 S Temescal #11	0.00mi	3/2.0 (+1)	1,440 (0%)	4mo	$140,000	$97	91
13381 Magnolia #35	0.67mi	2/2.0	1,440 (0%)	3mo	$131,000	$91	66
777 S Temescal St #78	0.00mi	3/2.0 (+1)	1,248 (-13%)	17mo	$175,000	$140	59
13381 Magnolia Ave #140	0.67mi	2/2.0	1,440 (0%)	14mo	$150,000	$104	57
3900 N Temescal St #30	0.29mi	3/2.0 (+1)	1,368 (-5%)	22mo	$215,000	$157	55
13381 Magnolia Ave #41	0.67mi	2/2.0	1,440 (0%)	17mo	$120,000	$83	54
13381 Magnolia Ave #72	0.67mi	3/2.0 (+1)	1,440 (0%)	12mo	$119,000	$83	54
13381 Magnolia Ave #172	0.67mi	2/2.0	1,344 (-7%)	8mo	$130,000	$97	50
13381 Magnolia Ave #121	0.67mi	3/2.0 (+1)	1,344 (-7%)	9mo	$138,000	$103	45
13381 Magnolia Ave #58	0.67mi	2/2.0	1,536 (+7%)	15mo	$152,000	$99	45
13381 Magnolia Ave #127	0.67mi	3/2.0 (+1)	1,344 (-7%)	12mo	$105,000	$78	43

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $19,755
• Equity at exit: $29,806

10-year hold

• IRR: 18.0%
• Equity multiple: 2.48×
• Total profit: $82,662
• Equity at exit: $17,284

Cash invested: $55,972 (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 92879

• Rents YoY: 2.8%
• Active inventory: 85
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $828

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 65%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3721 N Byron St Unit 3731 Corona, CA	2.0	1.0	925	$2,150	$2.32	5d	1	0.27mi
3827 Grant St #54 Corona, CA	3.0	2.5	1354	$3,250	$2.40	4d	1	0.50mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	43d	1	0.63mi
400 Yellowstone Cir Corona, CA	3.0	2.5	1594	$3,400	$2.13	24d	1	0.91mi
451 Wellesley Dr Corona, CA	1.0–3.0	1.0–3.0	1038	$3,024	$2.91	1d	15	0.98mi
501 Roosevelt St Corona, CA	3.0	2.0	1272	$3,350	$2.63	11d	1	1.05mi
2225 Collett Ave Corona, CA	1.0–3.0	1.0–2.0	1117	$2,997	$2.68	1d	33	1.06mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	43d	1	1.11mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	16d	1	1.11mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$2,576	$2.72	1d	10	1.32mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	1d	18	1.39mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	2d	17	1.42mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,244	$2.15	2d	26	1.42mi
1171 Baywood Dr Corona, CA	1.0–2.0	1.0–2.0	756	$2,716	$3.59	2d	18	1.46mi
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	4d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $199,900 Active 65 DOM
2. 2026-06-17
   days on market $199,900 Active 64 DOM
3. 2026-06-16
   days on market $199,900 Active 63 DOM
4. 2026-06-15
   days on market $199,900 Active 62 DOM
5. 2026-06-13
   days on market $199,900 Active 60 DOM
6. 2026-06-13
   days on market $199,900 Active 59 DOM
7. 2026-06-09
   days on market $199,900 Active 56 DOM
8. 2026-06-08
   days on market $199,900 Active 55 DOM
9. 2026-06-07
   days on market $199,900 Active 54 DOM
10. 2026-06-04
    days on market $199,900 Active 51 DOM
11. 2026-06-03
    days on market $199,900 Active 50 DOM
12. 2026-06-02
    days on market $199,900 Active 49 DOM
13. 2026-06-01
    days on market $199,900 Active 48 DOM
14. 2026-05-31
    days on market $199,900 Active 47 DOM
15. 2026-04-14
    listed $199,900 Active 635-char remark

    Show marketing remark (635 chars)

    Remodeled Mobile Home in Corona La Linda Mobile Home Park in the beautiful city of Corona. This house features a bright Family Room open to the remodeled Kitchen and to the Laundry Room. Main Bedroom and a main Bathroom with a walk in shower. Three more spacious Bedrooms. One more Bathroom with a combination of bathtub and shower in the hall. Front Porch and covered Carport with space to park up to three automobiles. Storage space. Back yard. The Mobile Home Park offers a community pool, Gym, Basketball Court, and a Club House. Very nice neighborhood. Near the 91 freeway and shopping centers. Come and see this cozy mobile home!

16. 2008-07-18
    historical
17. 2008-04-21
    historical
18. 2008-02-06
    listed $95,000
19. 2008-02-05
    listed $79,999

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 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: $33,565
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$5,815
• Taxable income: $7,184
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $8,215/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 49,317
• Household income: $92,229
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2058.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 21% Two or more races 13% Asian 13% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 2% Romanian 1% Armenian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Tagalog/Filipino 2% Other Indo-European 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: ▼ -395.32%
• Current HPI: 380.3129
• Rent YoY: ▲ 2.77%
• 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

+149.9% since first listed

5 events — show timeline

• 2026-04-14 Listed $199,900 CRMLS
• 2008-07-18 Listing Removed — CRMLS
• 2008-04-21 Listing Removed — CRMLS
• 2008-02-06 Listed $95,000 CRMLS
• 2008-02-05 Listed $79,999 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $345 · +6.5% YoY. Source: county tax records.