655 E Main #98 · San Jacinto, CA 92583

$95,000

2 bd · 2.0 ba · 1,908 sqft · Manufactured public records · 49 Days on market

Built 1976 $50/sqft · 20% below area Est $119k · 20% 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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIDDEN TREASURE!!! COMPLETELY REMODELED TRIPLEWIDE!!! This home has composition roof, central air, fenced yard, TWO sheds, workshop, LOVELY VIEW OF MOUNTAINS FROM PATIO, living room has wood burning fireplace, kitchen with modern appliances, breakfast bar, formal dining room, den, HUGE master bedroom with walk-in closet, LARGE master bath with tub and separate shower, textured walls, and washer/dryer. Home is COMPLETELY FURNISHED. This home is located in a senior 55+ community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

Key facts

• Breathtaking views
• Private patio
• Community pool

Tags

• TRIPLE-WIDE MANUFACTURED HOME
• DEDICATED LAUNDRY ROOM
• PRIVATE PATIO
• BREATHTAKING VIEWS

Property features AI

Finance

• Other: Living area source: assessor's data; Property parcel number 009718969; Located near Camino Los Banos (cross street)
• HOA & community: Senior community; Land lease payment of $670.82

Exterior

• Parking: Located in Caravana park
• Utilities: Public sewer; Water: see remarks
• Home design: Single-story property; Mobile home (29 ft x 64 ft) — mobile home remains
• Construction: Year built recorded by assessor; Total of 1 story
• Exterior features: Community pool; Back yard; Sidewalks

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level home; Entry on the first level
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 3.8% in San Jacinto — 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 (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 10 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).
• At $2,606/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 747% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 2.6% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.74% ✓
• Cap rate: 25.26%
• Cash-on-cash: 67.74%
• DSCR: 4.01
• GRM: 3.0

CMA / ARV

• ARV (median comp): $119,231
• List price: $95,000
• Delta: -20.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 66.7%
• Equity multiple: 3.98×
• Total profit: $79,206
• Equity at exit: $14,165

10-year hold

• IRR: 70.8%
• Equity multiple: 8.06×
• Total profit: $187,887
• Equity at exit: $8,214

Cash invested: $26,600 (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 92583

• Home prices YoY: -14.8%
• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,606 high
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,502

Break-even live

Break-even rent $706

Max offer price $95,000

Occupancy floor 37%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	0.38mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	1d	1	0.39mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	1d	9	0.59mi
1129 Osprey St San Jacinto, CA	3.0	2.0	1582	$2,700	$1.71	43d	1	0.60mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	43d	1	1.00mi
904 Bergamo Ave San Jacinto, CA	2.0	2.0	1596	$2,600	$1.63	10d	1	1.19mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	3d	1	1.22mi
643 Laxford Rd San Jacinto, CA	3.0	2.5	1967	$2,600	$1.32	15d	1	1.27mi
905 Verona Ave San Jacinto, CA	2.0	2.0	1417	$2,300	$1.62	17d	1	1.34mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	1d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 49 DOM
2. 2026-06-17
   days on market $95,000 Active 48 DOM
3. 2026-06-16
   days on market $95,000 Active 47 DOM
4. 2026-06-15
   days on market $95,000 Active 46 DOM
5. 2026-06-13
   days on market $95,000 Active 44 DOM
6. 2026-06-13
   days on market $95,000 Active 43 DOM
7. 2026-06-09
   days on market $95,000 Active 40 DOM
8. 2026-06-08
   days on market $95,000 Active 39 DOM
9. 2026-06-07
   days on market $95,000 Active 38 DOM
10. 2026-06-04
    days on market $95,000 Active 35 DOM
11. 2026-06-03
    days on market $95,000 Active 34 DOM
12. 2026-06-02
    days on market $95,000 Active 33 DOM
13. 2026-06-01
    days on market $95,000 Active 32 DOM
14. 2026-05-31
    days on market $95,000 Active 31 DOM
15. 2026-04-30
    listed $95,000 Active 1161-char remark
16. 2022-01-25
    soldstatus $60,000 Closed Sale 575-char remark

    Show marketing remark (575 chars)

    HIDDEN TREASURE!!! COMPLETELY REMODELED TRIPLEWIDE!!! This home has composition roof, central air, fenced yard, TWO sheds, workshop, LOVELY VIEW OF MOUNTAINS FROM PATIO, living room has wood burning fireplace, kitchen with modern appliances, breakfast bar, formal dining room, den, HUGE master bedroom with walk-in closet, LARGE master bath with tub and separate shower, textured walls, and washer/dryer. Home is COMPLETELY FURNISHED. This home is located in a senior 55+ community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

17. 2021-11-30
    status Pending Sale 575-char remark

    Show marketing remark (575 chars)

    HIDDEN TREASURE!!! COMPLETELY REMODELED TRIPLEWIDE!!! This home has composition roof, central air, fenced yard, TWO sheds, workshop, LOVELY VIEW OF MOUNTAINS FROM PATIO, living room has wood burning fireplace, kitchen with modern appliances, breakfast bar, formal dining room, den, HUGE master bedroom with walk-in closet, LARGE master bath with tub and separate shower, textured walls, and washer/dryer. Home is COMPLETELY FURNISHED. This home is located in a senior 55+ community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

18. 2021-10-18
    listed $63,900 Active 575-char remark

    Show marketing remark (575 chars)

    HIDDEN TREASURE!!! COMPLETELY REMODELED TRIPLEWIDE!!! This home has composition roof, central air, fenced yard, TWO sheds, workshop, LOVELY VIEW OF MOUNTAINS FROM PATIO, living room has wood burning fireplace, kitchen with modern appliances, breakfast bar, formal dining room, den, HUGE master bedroom with walk-in closet, LARGE master bath with tub and separate shower, textured walls, and washer/dryer. Home is COMPLETELY FURNISHED. This home is located in a senior 55+ community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $237 · $20/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$485/yr (+$40/mo · 205.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,278
• − Mortgage interest: −$5,321
• − Property taxes: −$237
• − Insurance: −$475
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − Depreciation: −$2,764
• Taxable income: $17,477
• Est. tax owed @ 24.0%: −$4,194
• After-tax cash flow: $13,825/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: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• County: Riverside County · 2,287,001 people
• City population: 33,778
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,778
• Household income: $68,351
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 747.0

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 60% White 26% Two or more races 23% Black 5% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 40% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -71.15%
• Current HPI: 407.8584
• Rent YoY: ▲ 2.61%
• 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

+48.7% since first listed

4 events — show timeline

• 2026-04-30 Listed $95,000 CRMLS
• 2022-01-25 Sold (MLS) $60,000 CRMLS
• 2021-11-30 Pending — CRMLS
• 2021-10-18 Listed $63,900 CRMLS

Property tax history

-2.4%/yr

Latest (2025): $237 · +7.2% YoY. Source: county tax records.