143 Palomar · San Jacinto, CA 92582

$189,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 32 Days on market

Built 1974 6,098 sqft lot Est $318k · 41% under $4/mo HOA ↓ 5% since listing

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Why this score? — see what drove the A- 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to 143 Palomar Ave located in the desirable 55+ Cottonwood Estates community, where you own the land and enjoy an incredibly low HOA of just $50 annually. Nestled in a quiet cul-de-sac and situated on one of the larger lots in the neighborhood, this home offers added privacy, space, and minimal through traffic. This well-maintained manufactured home offers a spacious and functional layout with 2 bedrooms, 2 bathrooms, and approximately 1,440 square feet of comfortable living space. Inside, you’ll find generous living areas filled with natural light, creating a warm and inviting atmosphere throughout the home, complemented by freshly installed carpet throughout for a clean, mov

Key facts

• Added privacy
• Quiet cul-de-sac
• Larger lots

Tags

• COTTONWOOD ESTATES COMMUNITY
• QUIET CUL-DE-SAC
• LARGER LOTS
• ADDED PRIVACY
• MINIMAL THROUGH TRAFFIC
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• HOA & community: Part of Cottonwood Estates association; Association fee of $50 annually; Pets permitted; Senior community; Community features include curbs, street lighting, and sidewalks

Exterior

• Parking: Two uncovered spaces; Two carport spaces (attached carport); Driveway parking; RV access/parking and RV potential; Total of four parking spaces
• Utilities: Public sewer; Private water
• Home design: Manufactured home; Single-story; Has a view; No accessory dwelling unit
• Construction: Year built reported by assessor
• Exterior features: Located on a cul-de-sac; 0-1 unit per acre; No pool

Interior

• Kitchen: Microwave; Refrigerator; Gas oven; Dishwasher
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home with main-level entry through a door; Living room; Formal dining area; In-kitchen eating area; Soaking tub and walk-in shower in bathrooms; No common walls (detached)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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+, amenities F, cost of living 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.
• Zoned schools: De Anza Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 677 students, 83% FRL); Monte Vista Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 913 students, 87% FRL); San Jacinto High (math 14% / reading 38%, grade F, #807 of 1,170 statewide, top 69%, 2,617 students, 85% FRL) — zoned schools average 85% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $318,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N La Paloma Ave	0.07mi	2/2.0	1,440 (0%)	6mo	$224,000	$156	92
927 Marcy	0.38mi	3/2.0 (+1)	1,500 (+4%)	3mo	$402,900	$269	68
207 Flora Vista St	0.27mi	3/2.0 (+1)	1,340 (-7%)	17mo	$229,850	$172	57
350 Potrero St	0.29mi	2/2.0	1,344 (-7%)	24mo	$227,000	$169	56
253 N Palomar Ave	0.14mi	2/2.0	1,248 (-13%)	22mo	$250,000	$200	53
562 Potrero St	0.42mi	2/2.0	1,344 (-7%)	23mo	$195,000	$145	50
770 Porterfield Dr	0.52mi	3/2.0 (+1)	1,554 (+8%)	10mo	$390,000	$251	50
328 Pepperwood St	0.69mi	2/2.0	1,344 (-7%)	8mo	$318,000	$237	50
750 Porterfield Dr	0.50mi	2/2.0	1,344 (-7%)	22mo	$314,000	$234	48
222 Lori Ann St	0.61mi	3/2.0 (+1)	1,350 (-6%)	11mo	$299,000	$221	47
242 Lori Ann St	0.62mi	2/2.0	1,344 (-7%)	22mo	$345,000	$257	42
913 S Grand Ave #155	0.73mi	3/2.0 (+1)	1,344 (-7%)	22mo	$145,000	$108	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.72×
• Total profit: $143,958
• Equity at exit: $170,266

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $391,500
• Equity at exit: $367,185

Cash invested: $52,920 (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 92582

• Home prices YoY: 7.1%
• Active inventory: 124
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$991
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$79
• HOA: −$4
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $645

Break-even live

Break-even rent $1,455

Max offer price $189,000

Occupancy floor 67%

Sensitivity live

Price	-10% $752	-5% $699	+0% $645	+5% $592	+10% $538
Rent	-10% $466	-5% $555	+0% $645	+5% $735	+10% $825
Rate	-1.0pp $740	-0.5pp $693	base $645	+0.5pp $596	+1.0pp $546

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 N Palomar Ave San Jacinto, CA	2.0	2.0	1368	$1,152	$0.84	26d	1	0.05mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	16d	1	0.36mi
1066 Birch Ln San Jacinto, CA	3.0	2.0	1785	$2,600	$1.46	6d	1	0.41mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	4d	1	0.47mi
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	45d	1	0.50mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	45d	1	0.62mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	45d	1	0.74mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	45d	1	0.77mi
1311 Heritage Ranch Rd San Jacinto, CA	2.0	1.5	900	$1,750	$1.94	45d	1	1.05mi
1559 Park Meadows Dr San Jacinto, CA	3.0	2.0	1644	$2,675	$1.63	45d	1	1.07mi
1318 Bushy Tail Trl San Jacinto, CA	2.0	2.0	1040	$1,750	$1.68	26d	1	1.10mi
1344 Sierra Seneca Dr San Jacinto, CA	2.0	2.0	1100	$2,000	$1.82	6d	1	1.12mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	26d	1	1.16mi
1397 Bushy Tail Trl San Jacinto, CA	2.0	2.0	937	$1,795	$1.92	45d	1	1.18mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	0d	2	1.26mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.33mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.33mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	45d	1	1.33mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.34mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	45d	1	1.36mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	26d	1	1.36mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	26d	1	1.37mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	0d	1	1.37mi
646 Field Maple Pl GLMN HOT SPGS, CA	3.0–4.0	2.0–3.0	1825	$2,850	$1.56	0d	9	1.38mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	26d	1	1.43mi
492 Foursquare Pl San Jacinto, CA	3.0	2.0	1573	$3,500	$2.23	0d	1	1.44mi
620 E Main St San Jacinto, CA	2.0	2.0	900	$1,600	$1.78	26d	1	1.46mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	0d	1	1.48mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 16 events

1. 2026-06-21
   days on market $189,000 Active 32 DOM
2. 2026-06-18
   days on market $189,000 Active 29 DOM
3. 2026-06-17
   days on market $189,000 Active 28 DOM
4. 2026-06-16
   days on market $189,000 Active 27 DOM
5. 2026-06-15
   days on market $189,000 Active 26 DOM
6. 2026-06-13
   days on market $189,000 Active 24 DOM
7. 2026-06-13
   pricedays on market $189,000 Active 23 DOM
8. 2026-06-09
   days on market $199,000 Active 20 DOM
9. 2026-06-08
   days on market $199,000 Active 19 DOM
10. 2026-06-07
    days on market $199,000 Active 18 DOM
11. 2026-06-04
    days on market $199,000 Active 15 DOM
12. 2026-06-03
    days on market $199,000 Active 14 DOM
13. 2026-06-02
    days on market $199,000 Active 13 DOM
14. 2026-06-01
    days on market $199,000 Active 12 DOM
15. 2026-05-31
    days on market $199,000 Active 11 DOM
16. 2026-05-20
    listed $199,000 Active

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$530/yr (+$44/mo · 58.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,258
• − Mortgage interest: −$10,587
• − Property taxes: −$906
• − Insurance: −$945
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − HOA: −$48
• − Depreciation: −$5,498
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $6,562/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
• City population: 33,778
• Population (ZIP): 22,732

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 22% White 19% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 49% Tagalog/Filipino 1% Vietnamese 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: ▲ 26.05%
• Current HPI: 393.657
• 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

-5.0% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $189,000 CRMLS
• 2026-05-20 Listed $199,000 CRMLS

Property tax history

+12.4%/yr

Latest (2025): $906 · +5.8% YoY. Source: county tax records.