3883 Buchanan St #133 · Riverside, CA 92503

$189,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 83 Days on market

Built 1975 $132/sqft · 37% above area Est $138k · 37% 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
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY REMODELED HOME - CORNER UNIT WITH LOW SPACE RENT! Home has 3 Spacious Bedrooms and 2 Full Bathrooms! Upgraded Kitchen with Modern Countertops and Lots of Storage Space! Open Style Living Room and NEW Flooring Throughout Home! Includes a Separate Den Area - Great for Home Office! Upgraded Bathrooms! Washer and Dryer Room! Enjoy Relaxing Afternoons on the Covered Porch! Convenient Carport Parking for 3 Cars! Community Residents have Access to Sparkling Pool and Clubhouse! Great Location with Close Proximity to 15 and 91 Freeways!

Key facts

• 3 parking spots
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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); 196 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 38% 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 $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 + 3.4% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1975 — 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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $138,465
• List price: $189,900
• Delta: 37.15%
• 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
4000 Pierce #138	0.39mi	3/2.0	1,440 (0%)	2mo	$191,000	$133	80
3700 Buchanan St #108	0.43mi	3/2.0	1,456 (+1%)	3mo	$189,900	$130	76
4000 Pierce #282	0.41mi	2/2.0 (-1)	1,440 (0%)	2mo	$139,000	$97	74
3700 Buchanan St #132	0.43mi	2/2.0 (-1)	1,440 (0%)	2mo	$158,000	$110	73
3663 Buchanan #112	0.38mi	3/2.0	1,344 (-7%)	1mo	$169,000	$126	70
3700 Buchanan St #98	0.43mi	3/2.0	1,344 (-7%)	2mo	$120,000	$89	67
3500 Buchanan St #21	0.57mi	2/2.0 (-1)	1,440 (0%)	3mo	$87,500	$61	66
4000 Pierce #135	0.39mi	2/2.0 (-1)	1,344 (-7%)	0mo	$115,000	$86	65
3700 Buchanan St #105	0.43mi	2/2.0 (-1)	1,344 (-7%)	1mo	$86,000	$64	63
3500 Buchanan #103	0.59mi	3/2.0	1,344 (-7%)	1mo	$139,900	$104	61
3500 Buchanan St #230	0.59mi	2/2.0 (-1)	1,356 (-6%)	3mo	$173,000	$128	56
3500 Buchanan #73	0.59mi	2/2.0 (-1)	1,344 (-7%)	2mo	$71,111	$53	55

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $39,494
• Equity at exit: $28,315

10-year hold

• IRR: 26.9%
• Equity multiple: 3.42×
• Total profit: $128,574
• Equity at exit: $16,419

Cash invested: $53,172 (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: 196
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,032 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,083

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,214	-5% $1,148	+0% $1,083	+5% $1,017	+10% $952
Rent	-10% $843	-5% $963	+0% $1,083	+5% $1,203	+10% $1,322
Rate	-1.0pp $1,178	-0.5pp $1,131	base $1,083	+0.5pp $1,034	+1.0pp $984

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3957 Pierce St Riverside, CA	1.0–2.0	1.0–2.0	845	$2,795	$3.31	2d	31	0.51mi
371 Dylan Cir Corona, CA	3.0	2.0	1625	$3,500	$2.15	5d	1	0.66mi
11711 Collett Ave Riverside, CA	1.0–3.0	1.0–2.0	1018	$4,383	$4.30	2d	21	0.72mi
4408 Ambs Dr Riverside, CA	3.0	2.0	1470	$3,040	$2.07	44d	1	0.78mi
11520 Magnolia Ave Riverside, CA	1.0–2.0	1.0–2.0	851	$2,634	$3.09	2d	7	0.92mi
2365 Promenade Ave Corona, CA	1.0–2.0	1.0–2.0	892	$2,557	$2.87	2d	18	0.99mi
3713 Calle Curacso Riverside, CA	3.0	2.5	1300	$3,090	$2.38	44d	1	1.00mi
3713 Calle Curacso Riverside, CA	3.0	2.0	1300	$3,090	$2.38	17d	1	1.00mi
2361 Mary Helen St Unit 102 Corona, CA	2.0	1.5	1000	$2,395	$2.40	2d	1	1.18mi
2235 Treehouse Ln Corona, CA	1.0–2.0	1.0–2.0	886	$2,770	$3.12	2d	17	1.19mi
2341 Mary Helen St Unit 104 Corona, CA	3.0	2.5	1000	$2,550	$2.55	44d	1	1.19mi
11266 Ramway Rd Riverside, CA	4.0	2.0	1595	$3,495	$2.19	19d	1	1.22mi
11207 Magnolia Ave Riverside, CA	2.0	2.0	1200	$2,250	$1.88	24d	1	1.27mi
11377 Brookglen Ct Riverside, CA	3.0	2.5	1532	$3,400	$2.22	24d	1	1.28mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	24d	1	1.29mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	5d	1	1.29mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	15d	1	1.29mi
4259 Redstar Ct Riverside, CA	3.0	2.0	1178	$3,000	$2.55	21d	1	1.29mi
2215 Lakeside Pl Corona, CA	2.0–3.0	1.0–2.0	1043	$2,998	$2.87	3d	26	1.30mi
11309 Rasmussen Ct Riverside, CA	3.0	2.5	1535	$3,225	$2.10	18d	1	1.32mi
3900 Fir Tree Dr Riverside, CA	1.0–2.0	1.0–2.0	789	$2,695	$3.42	2d	6	1.36mi
11331 River Trail Ct Riverside, CA	3.0	2.5	1532	$3,200	$2.09	44d	1	1.37mi
4725 Sierra Vista Ave Riverside, CA	1.0–2.0	1.0–2.0	785	$2,882	$3.67	3d	10	1.37mi
4655 Sierra Vista Ave Riverside, CA	2.0–3.0	2.0	1043	$3,318	$3.18	2d	11	1.37mi
2235 Indigo Hills Dr #6 Corona, CA	2.0	2.0	1380	$2,950	$2.14	44d	1	1.37mi
11282 Price Ct Riverside, CA	3.0	2.5	1646	$3,095	$1.88	44d	1	1.39mi
2178 Stoneridge Dr Corona, CA	1.0–3.0	1.0–2.0	946	$3,090	$3.27	2d	10	1.41mi
11330 Indiana Ave Unit 1 Riverside, CA	4.0	3.0	1300	$885	$0.68	24d	1	1.42mi
13370 Magnolia Ave Corona, CA	3.0	2.0	900	$2,450	$2.72	44d	1	1.45mi
2209 Ascot St Corona, CA	3.0	2.5	1318	$2,995	$2.27	44d	1	1.49mi

Listing history 22 events

1. 2026-06-03
   days on market $189,900 Active 83 DOM
2. 2026-06-02
   days on market $189,900 Active 82 DOM
3. 2026-06-01
   days on market $189,900 Active 81 DOM
4. 2026-05-31
   days on market $189,900 Active 80 DOM
5. 2026-05-02
   price $189,900 539-char remark

   Show marketing remark (539 chars)

   FULLY REMODELED HOME - CORNER UNIT WITH LOW SPACE RENT! Home has 3 Spacious Bedrooms and 2 Full Bathrooms! Upgraded Kitchen with Modern Countertops and Lots of Storage Space! Open Style Living Room and NEW Flooring Throughout Home! Includes a Separate Den Area - Great for Home Office! Upgraded Bathrooms! Washer and Dryer Room! Enjoy Relaxing Afternoons on the Covered Porch! Convenient Carport Parking for 3 Cars! Community Residents have Access to Sparkling Pool and Clubhouse! Great Location with Close Proximity to 15 and 91 Freeways!

6. 2026-03-12
   listed $199,000 Active 539-char remark

   Show marketing remark (539 chars)

   FULLY REMODELED HOME - CORNER UNIT WITH LOW SPACE RENT! Home has 3 Spacious Bedrooms and 2 Full Bathrooms! Upgraded Kitchen with Modern Countertops and Lots of Storage Space! Open Style Living Room and NEW Flooring Throughout Home! Includes a Separate Den Area - Great for Home Office! Upgraded Bathrooms! Washer and Dryer Room! Enjoy Relaxing Afternoons on the Covered Porch! Convenient Carport Parking for 3 Cars! Community Residents have Access to Sparkling Pool and Clubhouse! Great Location with Close Proximity to 15 and 91 Freeways!

7. 2026-03-12
   historical $199,000 539-char remark

   Show marketing remark (539 chars)

   FULLY REMODELED HOME - CORNER UNIT WITH LOW SPACE RENT! Home has 3 Spacious Bedrooms and 2 Full Bathrooms! Upgraded Kitchen with Modern Countertops and Lots of Storage Space! Open Style Living Room and NEW Flooring Throughout Home! Includes a Separate Den Area - Great for Home Office! Upgraded Bathrooms! Washer and Dryer Room! Enjoy Relaxing Afternoons on the Covered Porch! Convenient Carport Parking for 3 Cars! Community Residents have Access to Sparkling Pool and Clubhouse! Great Location with Close Proximity to 15 and 91 Freeways!

8. 2026-02-04
   historical
9. 2026-01-10
   price $200,000
10. 2025-12-28
    status Active
11. 2025-11-20
    price $205,000
12. 2025-11-05
    price $210,000
13. 2025-09-23
    listed $215,000 Active
14. 2025-09-20
    historical
15. 2024-07-31
    soldstatus $172,000 Closed Sale
16. 2024-07-25
    status Pending Sale
17. 2024-04-10
    historical Active Under Contract
18. 2024-02-01
    listed $179,900 Active
19. 2024-01-29
    historical $179,900
20. 2013-09-27
    soldstatus $19,500 Closed
21. 2013-09-16
    status Pending
22. 2013-08-14
    listed $22,500 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 19 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: $36,382
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − Depreciation: −$5,524
• Taxable income: $10,601
• Est. tax owed @ 24.0%: −$2,544
• After-tax cash flow: $10,449/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: 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

+744.0% since first listed

18 events — show timeline

• 2026-05-02 Price Changed $189,900 CRMLS
• 2026-03-12 Listed $199,000 CRMLS
• 2026-03-12 Coming Soon $199,000 CRMLS
• 2026-02-04 Listing Removed — CRMLS
• 2026-01-10 Price Changed $200,000 CRMLS
• 2025-12-28 Relisted — CRMLS
• 2025-11-20 Price Changed $205,000 CRMLS
• 2025-11-05 Price Changed $210,000 CRMLS
• 2025-09-23 Listed $215,000 CRMLS
• 2025-09-20 Coming Soon — CRMLS
• 2024-07-31 Sold (MLS) $172,000 CRMLS
• 2024-07-25 Pending — CRMLS
• 2024-04-10 Contingent — CRMLS
• 2024-02-01 Listed $179,900 CRMLS
• 2024-01-29 Coming Soon $179,900 CRMLS
• 2013-09-27 Sold (MLS) $19,500 CRMLS
• 2013-09-16 Pending — CRMLS
• 2013-08-14 Listed $22,500 CRMLS

Property tax history

-2.9%/yr

Latest (2025): $242 · +5.7% YoY. Source: county tax records.